Narre Warren North vs Narre Warren

Narre Warren is the younger of the two, with a median age of 35 against 42 in Narre Warren North. In both, most households own their home and the large majority of homes are detached houses. In Narre Warren North, the large majority of households are couple families. In Narre Warren, about half of households are couple families. Houses cost more in Narre Warren North: a median of $1.62 million, against $793,000 in Narre Warren, and rent is higher there too. On these figures, Narre Warren North tends to suit couples, while Narre Warren suits buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Narre Warren

ahead on 3 of the 6 things we measure here

  • has more childcare (22 vs 9)
  • has more schools inside the suburb (9 vs 5)
  • has more parks and reserves (25 vs 18)
  • But Narre Warren North carries lower crime risk (49/100 vs 88/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Narre Warren

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($793,425 vs $1,620,000)
  • has cheaper land ($815,000 vs $1,070,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Narre Warren

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (29% vs 4%)
  • has cheaper rent ($360/wk vs $410/wk)
  • But Narre Warren North leaves renters under less rental stress (16% vs 21%)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Narre Warren North sits closer to the CBD (40 km vs 42.4 km)
  • Narre Warren is more walkable (95/100 vs 60/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Narre Warren

ahead on 2 of the 5 things we measure here

  • has more GPs (11 vs 1)
  • is more walkable (95/100 vs 60/100)
  • But Narre Warren North carries lower crime risk (49/100 vs 88/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Narre Warren

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.9% vs 3.1%)

Weighs house yield and population growth.

Where they sit

Narre Warren North and Narre Warren drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Narre Warren North Narre Warren
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Narre Warren North Narre Warren
Walkability 60 / 95
Narre Warren North — Walkability: 60/100 Narre Warren — Walkability: 95/100
Safety 51 / 12
Narre Warren North — Safety: 51/100 Narre Warren — Safety: 12/100
Low fire risk 29 / 100
Narre Warren North — Low fire risk: 29/100 Narre Warren — Low fire risk: 100/100
Low flood risk 48 / 28
Narre Warren North — Low flood risk: 48/100 Narre Warren — Low flood risk: 28/100

Demographics

Narre Warren has more residents (27,689 vs 8,033); Narre Warren North has higher household incomes ($136,968 vs $90,532).

Narre Warren North Narre Warren
Population 8,033 27,689
+245% vs other
Population trend (2016 → 2021) +4.7% +4.0%
Median age 42 35
Median household income $136,968/yr
+34% vs other
 $90,532/yr
Median weekly rent $410/wk
+12% vs other
 $360/wk

Age profile

Share of residents in each band, 2021 Census.

Narre Warren North Narre Warren
0-4 4.3% / 6.8%
Narre Warren North — 0-4: 4.3% Narre Warren — 0-4: 6.8%
5-14 13.2% / 12.6%
Narre Warren North — 5-14: 13.2% Narre Warren — 5-14: 12.6%
15-19 8.0% / 6.2%
Narre Warren North — 15-19: 8.0% Narre Warren — 15-19: 6.2%
20-24 7.9% / 7.4%
Narre Warren North — 20-24: 7.9% Narre Warren — 20-24: 7.4%
25-34 9.1% / 16.0%
Narre Warren North — 25-34: 9.1% Narre Warren — 25-34: 16.0%
35-44 10.2% / 13.8%
Narre Warren North — 35-44: 10.2% Narre Warren — 35-44: 13.8%
45-54 15.4% / 13.0%
Narre Warren North — 45-54: 15.4% Narre Warren — 45-54: 13.0%
55-64 15.1% / 12.1%
Narre Warren North — 55-64: 15.1% Narre Warren — 55-64: 12.1%
65-74 9.8% / 7.1%
Narre Warren North — 65-74: 9.8% Narre Warren — 65-74: 7.1%
75-84 4.6% / 3.7%
Narre Warren North — 75-84: 4.6% Narre Warren — 75-84: 3.7%
85+ 2.2% / 1.4%
Narre Warren North — 85+: 2.2% Narre Warren — 85+: 1.4%

Bars are drawn against the largest share shown (16.0%).

Who lives together

Household composition, 2021 Census.

Narre Warren North 76.4% couple families
Narre Warren North — Couple Families: 76.4% Narre Warren North — Lone Person: 10.6% Narre Warren North — One Parent Families: 10.1% Narre Warren North — Group Household: 1.6% Narre Warren North — Other Families: 1.3%
Narre Warren 52.2% couple families
Narre Warren — Couple Families: 52.2% Narre Warren — Lone Person: 24.6% Narre Warren — One Parent Families: 18.1% Narre Warren — Group Household: 3.3% Narre Warren — Other Families: 1.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Narre Warren North 4.1% renting
Narre Warren North — Owned Outright: 42.2% Narre Warren North — Mortgage: 53.7% Narre Warren North — Renting: 4.1%
Narre Warren 29.1% renting
Narre Warren — Owned Outright: 26.1% Narre Warren — Mortgage: 44.8% Narre Warren — Renting: 29.1%
Owned outright Mortgage Renting

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Narre Warren North Narre Warren
India 2.3% / 4.9%
Narre Warren North — India: 2.3% Narre Warren — India: 4.9%
Afghanistan 2.5% / 3.5%
Narre Warren North — Afghanistan: 2.5% Narre Warren — Afghanistan: 3.5%
Sri Lanka 1.9% / 3.8%
Narre Warren North — Sri Lanka: 1.9% Narre Warren — Sri Lanka: 3.8%
England 2.8% / 2.2%
Narre Warren North — England: 2.8% Narre Warren — England: 2.2%
China 2.6% / 2.4%
Narre Warren North — China: 2.6% Narre Warren — China: 2.4%

Bars are drawn against the largest share shown (4.9%).

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Narre Warren North Narre Warren
Certificate III & IV 14.4% / 14.0%
Narre Warren North — Certificate III & IV: 14.4% Narre Warren — Certificate III & IV: 14.0%
Bachelor Degree 12.7% / 10.7%
Narre Warren North — Bachelor Degree: 12.7% Narre Warren — Bachelor Degree: 10.7%
Advanced Diploma / Diploma 8.3% / 8.3%
Narre Warren North — Advanced Diploma / Diploma: 8.3% Narre Warren — Advanced Diploma / Diploma: 8.3%
Postgraduate Degree 3.3% / 3.6%
Narre Warren North — Postgraduate Degree: 3.3% Narre Warren — Postgraduate Degree: 3.6%
Graduate Diploma / Certificate 1.6% / 1.3%
Narre Warren North — Graduate Diploma / Certificate: 1.6% Narre Warren — Graduate Diploma / Certificate: 1.3%

Bars are drawn against the largest share shown (14.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Narre Warren North 99.0% houses
Narre Warren North — Houses: 99.0% Narre Warren North — Townhouses: 0.8% Narre Warren North — Flats / Apartments: 0.2%
Narre Warren 91.7% houses
Narre Warren — Houses: 91.7% Narre Warren — Townhouses: 4.7% Narre Warren — Flats / Apartments: 3.6%
Houses Townhouses Flats / Apartments

Property market

Narre Warren North Narre Warren
Median house price $1,620,000 $793,425
Median unit price — $592,000
Median land price $1,070,000 $815,000
Typical days to sell (houses) 36 days
from 59 sales
 25 days
from 365 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Narre Warren North Narre Warren
3 bed $1.27M / $755K
Narre Warren North — 3 bed: $1.27M (8 sales) Narre Warren — 3 bed: $755K (358 sales)

8 vs 358 sales

4 bed $1.56M / $855K
Narre Warren North — 4 bed: $1.56M (44 sales) Narre Warren — 4 bed: $855K (220 sales)

44 vs 220 sales

5 bed $1.93M / $970K
Narre Warren North — 5 bed: $1.93M (22 sales) Narre Warren — 5 bed: $970K (36 sales)

22 vs 36 sales

6 bed $1.8M / $970K
Narre Warren North — 6 bed: $1.8M (7 sales) Narre Warren — 6 bed: $970K (5 sales)

7 vs 5 sales

Zoning mix

Narre Warren North has more rural and farming land (41% vs 0%).

Narre Warren North Narre Warren
Residential 45% 59%
Rural and farming 41% 0%
Infrastructure and transport 8% 23%
Commercial 0% 9%
Parks and recreation 6% 7%
Industrial 0% 2%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Narre Warren North Narre Warren
New dwellings approved 3,412
across Casey
same for both
Approvals change year on year -15%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Narre Warren North Narre Warren
Houses 3.1%
$1,100/wk on $1.87M
 3.9%
$595/wk on $801K
Units — 4.8%
$530/wk on $578K

Ranking within VIC

Narre Warren North Narre Warren
House price Higher than 87% of VIC Higher than 53% of VIC
Income Higher than 96% of VIC Higher than 60% of VIC
Schools Higher than 50% of VIC Higher than 37% of VIC
Walkability Higher than 87% of VIC Higher than 98% of VIC
Affordability Higher than 35% of VIC Higher than 56% of VIC
EV adoption Higher than 86% of VIC Higher than 80% of VIC
NBN connectivity Higher than 93% of VIC Higher than 88% of VIC
Rental yield (houses) Higher than 16% of VIC Higher than 59% of VIC
Rental yield (units) — Higher than 50% of VIC

Liveability

Narre Warren is more walkable (95 vs 60); Narre Warren North scores higher overall (51 vs 45).

Narre Warren North Narre Warren
Grade B C
Score 51/100 45/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 4/10

Risk profile

Narre Warren North carries more bushfire risk (71 vs 0); Narre Warren carries more crime risk (88 vs 49).

Narre Warren North Narre Warren
Bushfire High
71/100
 None
0/100
Crime Moderate
49/100
 High
88/100
Flood Moderate
52/100
 High
72/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 7
within 5 km

Schools

Narre Warren North Narre Warren
Inside the suburb 5 9
Rated above peers 1
same for both
Rated at peers 3 2
Rated below peers 1 4
Universities within 10 km 1
Federation University Berwick, 7.1 km
 1
Federation University Berwick, 4.4 km
Full-time students aged 15–24 3.5% 2.2%

Schools in Narre Warren North

  • Narre Warren North Primary School Government · Primary above peers
  • Harkaway Hills College Independent · Combined at peers
  • Lysterfield Lake College Independent · Combined at peers
  • Mary MacKillop School Catholic · Primary at peers
  • Sidrah Gardens School Independent · Primary below peers

Schools in Narre Warren

  • Oatlands Primary School Government · Primary above peers
  • Fountain Gate Primary School Government · Primary at peers
  • Fountain Gate Secondary College Government · Secondary at peers
  • Don Bosco School Catholic · Primary below peers
  • Fleetwood Primary School Government · Primary below peers
  • Maramba Primary School Government · Primary below peers

Amenities in the suburb

Narre Warren North Narre Warren
Supermarkets 1 5
Cafes & restaurants 3 18
Parks & reserves 18 25
Childcare 9 22
GPs 1 11
Pharmacies 0 7
Police stations 0 1
Banks & Bank@Post 1 5
Fuel stations 2 7
EV chargers 0 2
Waterways 18 10

Mobility

Narre Warren sits further from the CBD (42.4 km vs 40 km).

Narre Warren North Narre Warren
Walkability score 60/100 95/100
Distance to Melbourne 40 km 42.4 km
+6% vs other
Drive time (normal traffic) 40 min
same for both
Public transport score 78/100
Bus
 79/100
Rail · Bus
Peak arrivals per hour 35.2
7-9am + 5-7pm
 346.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.4%
postcode 3804
 1.1%
postcode 3805
Rooftop solar per 100 dwellings 61
postcode 3804
 50
postcode 3805

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Narre Warren North Narre Warren
Car (driver) 68.2% / 70.4%
Narre Warren North — Car (driver): 68.2% Narre Warren — Car (driver): 70.4%
Worked from Home 26.2% / 20.8%
Narre Warren North — Worked from Home: 26.2% Narre Warren — Worked from Home: 20.8%
Car (passenger) 4.1% / 4.3%
Narre Warren North — Car (passenger): 4.1% Narre Warren — Car (passenger): 4.3%
Train 0.9% / 2.9%
Narre Warren North — Train: 0.9% Narre Warren — Train: 2.9%
Walked Only 0.5% / 0.6%
Narre Warren North — Walked Only: 0.5% Narre Warren — Walked Only: 0.6%
Bus 0.1% / 0.8%
Narre Warren North — Bus: 0.1% Narre Warren — Bus: 0.8%

Bars are drawn against the largest share shown (70.4%).

Setting

Narre Warren North Narre Warren
Elevation 80 m
above sea level, at the suburb centre
 40 m
above sea level, at the suburb centre
Distance to the ocean 19.2 km 17.2 km

NBN connectivity

Narre Warren North Narre Warren
Connectivity score 84/100 78/100
Most common technology Fibre to the premises Hybrid fibre-coaxial
Full-fibre (FTTP) share 58%
2,802 premises
 19%
11,449 premises

Climate

Narre Warren North Narre Warren
Annual rainfall 781 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Narre Warren North Narre Warren
PM2.5 6.3 µg/m³
same for both
PM10 20.8 µg/m³
same for both
NO₂ 0.98 pphm
same for both

Council rates

Narre Warren North Narre Warren
Average residential rate $1,767/yr
same for both
Council Casey
same for both

Federal electorate

Narre Warren North Narre Warren
Division Bruce
same for both
Member Julian Hill
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Narre Warren North Narre Warren
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Narre Warren North

Acreage Outer Parks Premium Quiet

Narre Warren

Multicultural Outer Parks River

More comparisons

Other comparisons with Narre Warren North

Narre Warren North vs Berwick Narre Warren North vs Endeavour Hills Narre Warren North vs Hallam Narre Warren North vs Lysterfield Narre Warren North vs Harkaway Narre Warren North vs Lysterfield South

Other comparisons with Narre Warren

Narre Warren vs Berwick Narre Warren vs Narre Warren South Narre Warren vs Hampton Park Narre Warren vs Hallam
Full data on Narre Warren North Full data on Narre Warren
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or