Narre Warren vs Berwick

Narre Warren is the younger of the two, with a median age of 35 against 38 in Berwick. In both, most households own their home and the large majority of homes are detached houses. In Narre Warren, about half of households are couple families. In Berwick, most households are couple families. Houses cost more in Berwick: a median of $910,000, against $793,000 in Narre Warren, and rent is higher there too.

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

Berwick

ahead on 4 of the 6 things we measure here

  • has more schools rated above their peers (5 vs 1)
  • has more parks and reserves (70 vs 25)
  • has more childcare (35 vs 22)

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

First-home buyers

Narre Warren

ahead on 2 of the 4 things we measure here

  • has cheaper houses ($793,425 vs $910,000)
  • has cheaper units ($592,000 vs $671,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Narre Warren

ahead on the one thing that separates them

  • has cheaper rent ($360/wk vs $400/wk)

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

Commuting to the city

Narre Warren

ahead on the one thing that separates them

  • sits closer to the CBD (42.4 km vs 46.9 km)

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

Downsizers and retirees

Berwick

ahead on 2 of the 5 things we measure here

  • has more GPs (15 vs 11)
  • carries lower crime risk (68/100 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 units (4.8% vs 3.9%)

Weighs house yield, unit yield, and population growth.

Where they sit

Narre Warren and Berwick 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 Berwick
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 Berwick
Walkability 95 / 91
Narre Warren — Walkability: 95/100 Berwick — Walkability: 91/100
Safety 12 / 32
Narre Warren — Safety: 12/100 Berwick — Safety: 32/100
Low fire risk 100 / 34
Narre Warren — Low fire risk: 100/100 Berwick — Low fire risk: 34/100
Low flood risk 28 / 46
Narre Warren — Low flood risk: 28/100 Berwick — Low flood risk: 46/100

Demographics

Berwick has more residents (50,298 vs 27,689); Berwick has higher household incomes ($109,876 vs $90,532).

Narre Warren Berwick
Population 27,689 50,298
+82% vs other
Population trend (2016 → 2021) +4.0% +5.5%
Median age 35 38
Median household income $90,532/yr $109,876/yr
+21% vs other
Median weekly rent $360/wk $400/wk
+11% vs other

Age profile

Share of residents in each band, 2021 Census.

Narre Warren Berwick
0-4 6.8% / 5.5%
Narre Warren — 0-4: 6.8% Berwick — 0-4: 5.5%
5-14 12.6% / 15.2%
Narre Warren — 5-14: 12.6% Berwick — 5-14: 15.2%
15-19 6.2% / 7.2%
Narre Warren — 15-19: 6.2% Berwick — 15-19: 7.2%
20-24 7.4% / 6.2%
Narre Warren — 20-24: 7.4% Berwick — 20-24: 6.2%
25-34 16.0% / 10.8%
Narre Warren — 25-34: 16.0% Berwick — 25-34: 10.8%
35-44 13.8% / 15.2%
Narre Warren — 35-44: 13.8% Berwick — 35-44: 15.2%
45-54 13.0% / 14.8%
Narre Warren — 45-54: 13.0% Berwick — 45-54: 14.8%
55-64 12.1% / 10.9%
Narre Warren — 55-64: 12.1% Berwick — 55-64: 10.9%
65-74 7.1% / 7.4%
Narre Warren — 65-74: 7.1% Berwick — 65-74: 7.4%
75-84 3.7% / 4.8%
Narre Warren — 75-84: 3.7% Berwick — 75-84: 4.8%
85+ 1.4% / 2.0%
Narre Warren — 85+: 1.4% Berwick — 85+: 2.0%

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

Who lives together

Household composition, 2021 Census.

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%
Berwick 59.6% couple families
Berwick — Couple Families: 59.6% Berwick — Lone Person: 22.6% Berwick — One Parent Families: 14.6% Berwick — Group Household: 2.3% Berwick — Other Families: 0.9%
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 29.1% renting
Narre Warren — Owned Outright: 26.1% Narre Warren — Mortgage: 44.8% Narre Warren — Renting: 29.1%
Berwick 22.7% renting
Berwick — Owned Outright: 29.5% Berwick — Mortgage: 47.8% Berwick — Renting: 22.7%
Owned outright Mortgage Renting

Qualifications

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

Narre Warren Berwick
Certificate III & IV 14.0% / 12.6%
Narre Warren — Certificate III & IV: 14.0% Berwick — Certificate III & IV: 12.6%
Bachelor Degree 10.7% / 13.8%
Narre Warren — Bachelor Degree: 10.7% Berwick — Bachelor Degree: 13.8%
Advanced Diploma / Diploma 8.3% / 9.0%
Narre Warren — Advanced Diploma / Diploma: 8.3% Berwick — Advanced Diploma / Diploma: 9.0%
Postgraduate Degree 3.6% / 5.4%
Narre Warren — Postgraduate Degree: 3.6% Berwick — Postgraduate Degree: 5.4%
Graduate Diploma / Certificate 1.3% / 2.0%
Narre Warren — Graduate Diploma / Certificate: 1.3% Berwick — Graduate Diploma / Certificate: 2.0%

Bars are drawn against the largest share shown (14.0%).

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 Berwick
India 4.9% / 6.1%
Narre Warren — India: 4.9% Berwick — India: 6.1%
Sri Lanka 3.8% / 3.9%
Narre Warren — Sri Lanka: 3.8% Berwick — Sri Lanka: 3.9%
England 2.2% / 3.7%
Narre Warren — England: 2.2% Berwick — England: 3.7%
China 2.4% / 2.9%
Narre Warren — China: 2.4% Berwick — China: 2.9%
Afghanistan 3.5% / 0.8%
Narre Warren — Afghanistan: 3.5% Berwick — Afghanistan: 0.8%
New Zealand 2.0% / 1.7%
Narre Warren — New Zealand: 2.0% Berwick — New Zealand: 1.7%

Bars are drawn against the largest share shown (6.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Narre Warren 91.7% houses
Narre Warren — Houses: 91.7% Narre Warren — Townhouses: 4.7% Narre Warren — Flats / Apartments: 3.6%
Berwick 89.0% houses
Berwick — Houses: 89.0% Berwick — Townhouses: 10.5% Berwick — Flats / Apartments: 0.4%
Houses Townhouses Flats / Apartments

Property market

Narre Warren Berwick
Median house price $793,425 $910,000
Median unit price $592,000 $671,000
Median land price $815,000 $860,000
Typical days to sell (houses) 25 days
from 365 sales
 29 days
from 708 sales

Unit 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 Berwick
2 bed $560K / $600K
Narre Warren — 2 bed: $560K (43 sales) Berwick — 2 bed: $600K (36 sales)

43 vs 36 sales

3 bed $632K / $727K
Narre Warren — 3 bed: $632K (32 sales) Berwick — 3 bed: $727K (47 sales)

32 vs 47 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 Berwick
2 bed $605K / $672K
Narre Warren — 2 bed: $605K (25 sales) Berwick — 2 bed: $672K (41 sales)

25 vs 41 sales

3 bed $755K / $800K
Narre Warren — 3 bed: $755K (358 sales) Berwick — 3 bed: $800K (439 sales)

358 vs 439 sales

4 bed $855K / $972K
Narre Warren — 4 bed: $855K (220 sales) Berwick — 4 bed: $972K (602 sales)

220 vs 602 sales

5 bed $970K / $1.27M
Narre Warren — 5 bed: $970K (36 sales) Berwick — 5 bed: $1.27M (111 sales)

36 vs 111 sales

Zoning mix

Narre Warren Berwick
Residential 59% 68%
Infrastructure and transport 23% 9%
Commercial 9% 1%
Rural and farming 0% 9%
Parks and recreation 7% 9%
Other and special use 0% 3%
Industrial 2% 0%
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 Berwick
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 Berwick
Houses 3.9%
$595/wk on $801K
 3.5%
$635/wk on $945K
Units 4.8%
$530/wk on $578K
 3.9%
$510/wk on $682K

Ranking within VIC

Narre Warren Berwick
House price Higher than 53% of VIC Higher than 63% of VIC
Income Higher than 60% of VIC Higher than 82% of VIC
Schools Higher than 37% of VIC Higher than 63% of VIC
Walkability Higher than 98% of VIC Higher than 97% of VIC
Affordability Higher than 56% of VIC Higher than 65% of VIC
EV adoption Higher than 80% of VIC Higher than 92% of VIC
NBN connectivity Higher than 88% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 59% of VIC Higher than 36% of VIC
Rental yield (units) Higher than 50% of VIC Higher than 7% of VIC

Liveability

Berwick scores higher overall (55 vs 45).

Narre Warren Berwick
Grade C B
Score 45/100 55/100
Socio-economic band mid-range socio-economic
decile 4/10
 very advantaged area
decile 9/10

Risk profile

Berwick carries more bushfire risk (66 vs 0); Narre Warren carries more flood risk (72 vs 54).

Narre Warren Berwick
Bushfire None
0/100
 Moderate
66/100
Crime High
88/100
 Moderate
68/100
Flood High
72/100
 Moderate
54/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 7
within 5 km
 3
within 5 km

Schools

Narre Warren Berwick
Inside the suburb 9 17
Rated above peers 1 5
Rated at peers 2 7
Rated below peers 4 0
Universities within 10 km 1
Federation University Berwick, 4.4 km
 1
Federation University Berwick, 0.0 km
Full-time students aged 15–24 2.2% 2.7%

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

Schools in Berwick

  • Berwick Primary School Government · Primary above peers
  • Brentwood Park Primary School Government · Primary above peers
  • Kambrya College Government · Secondary above peers
  • Nossal High School Government · Secondary above peers
  • St Margaret’s Berwick Grammar Independent · Combined above peers
  • Berwick Chase Primary School Government · Primary at peers

Amenities in the suburb

Narre Warren Berwick
Supermarkets 5 6
Cafes & restaurants 18 31
Parks & reserves 25 70
Childcare 22 35
GPs 11 15
Pharmacies 7
same for both
Hospitals 0 2
Police stations 1 0
Banks & Bank@Post 5
same for both
Fuel stations 7 4
EV chargers 2 1
Waterways 10 19

Mobility

Berwick sits further from the CBD (46.9 km vs 42.4 km).

Narre Warren Berwick
Walkability score 95/100 91/100
Distance to Melbourne 42.4 km 46.9 km
+11% vs other
Drive time (normal traffic) 40 min 44 min
Public transport score 79/100
Rail · Bus
same for both
Peak arrivals per hour 346.8
7-9am + 5-7pm
 567.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.1%
postcode 3805
 1.8%
postcode 3806
Rooftop solar per 100 dwellings 50
postcode 3805
 50
postcode 3806

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 Berwick
Car (driver) 70.4% / 63.1%
Narre Warren — Car (driver): 70.4% Berwick — Car (driver): 63.1%
Worked from Home 20.8% / 29.0%
Narre Warren — Worked from Home: 20.8% Berwick — Worked from Home: 29.0%
Car (passenger) 4.3% / 4.3%
Narre Warren — Car (passenger): 4.3% Berwick — Car (passenger): 4.3%
Train 2.9% / 2.4%
Narre Warren — Train: 2.9% Berwick — Train: 2.4%
Walked Only 0.6% / 0.7%
Narre Warren — Walked Only: 0.6% Berwick — Walked Only: 0.7%
Bus 0.8% / 0.3%
Narre Warren — Bus: 0.8% Berwick — Bus: 0.3%

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

Setting

Narre Warren Berwick
Elevation 40 m
above sea level, at the suburb centre
 60 m
above sea level, at the suburb centre
Distance to the ocean 17.2 km 19.4 km

NBN connectivity

Narre Warren Berwick
Connectivity score 78/100 76/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 19%
11,449 premises
 53%
19,113 premises

Climate

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

Federal electorate

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

First Home Owner Grant

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

Tags

Narre Warren

Multicultural Outer Parks River

Berwick

Large Blocks Outer Parks Village Feel

More comparisons

Other comparisons with Narre Warren

Narre Warren vs Narre Warren South Narre Warren vs Hampton Park Narre Warren vs Hallam Narre Warren vs Narre Warren North

Other comparisons with Berwick

Berwick vs Clyde North Berwick vs Narre Warren South Berwick vs Cranbourne North Berwick vs Officer Berwick vs Narre Warren North Berwick vs Beaconsfield
Full data on Narre Warren Full data on Berwick
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.

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