Narre Warren North
Prices surged 147.8% from $680,000 in 2013 to $1,685,000 in mid-2024 (6.7% CAGR over 14 years), making Narre Warren North one of Melbourne's strongest acreage-suburb capital growth stories. Nearly all housing (98.9%) is separate houses, with 81.4% having 4 or more bedrooms, reflecting the semi-rural, large-lot character. Only 4.1% of residents rent, one of the lowest rental shares in Melbourne. Household incomes rank in the 94th percentile nationally, and the SEIFA IER decile of 10 (score 1,143) confirms top-tier economic resources. Islam (771 adherents) is the second religion after Christianity (4,143), unusually prominent for an outer-suburban area.
Population
8,033
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$2,634/wk
DAs (12 months)iDevelopment Applications lodged in the past year
15
Median House
$1.7M
Apr-Jun 2024
At $1,685,000 (Apr-Jun 2024), Narre Warren North is premium acreage territory in Melbourne's south-east. Prices dipped from the Oct-Dec 2023 peak of $1,730,000, a 2.6% correction that may offer a window. Monthly mortgage of $2,212 at 19.4% of household income is comfortable because of the 94th-percentile earnings. The stock is 98.9% detached houses with 81.4% having 4+ bedrooms, suited to families wanting space. Five schools serve the area, all above ICSEA 1,000, topped by Harkaway Hills College (1,149, 321 students) and Lysterfield Lake College (1,139, 130 students). Car dependency is extreme: 92.7% drive, and only 0.9% use public transport.
For Buyers
At $1,685,000 (Apr-Jun 2024), Narre Warren North is premium acreage territory in Melbourne's south-east. Prices dipped from the Oct-Dec 2023 peak of $1,730,000, a 2.6% correction that may offer a window. Monthly mortgage of $2,212 at 19.4% of household income is comfortable because of the 94th-percentile earnings. The stock is 98.9% detached houses with 81.4% having 4+ bedrooms, suited to families wanting space. Five schools serve the area, all above ICSEA 1,000, topped by Harkaway Hills College (1,149, 321 students) and Lysterfield Lake College (1,139, 130 students). Car dependency is extreme: 92.7% drive, and only 0.9% use public transport.
For Investors
With only 4.1% renting, this is not a rental market. The $410/week rent on $1,685,000 gives a gross yield of just 1.3%, among the lowest in Melbourne. Vacancy at 3.5% is balanced, but the tenant pool is tiny. Capital growth is the sole investment thesis: 147.8% appreciation over 14 years (6.7% CAGR). Development activity at 13 DAs in 12 months is mostly subdivision certifications rather than new housing, maintaining supply scarcity. Population grows at 0.98% annually (81 persons/year), projected to reach 8,975 by 2031. Net overseas migration of +63/year and internal migration of -67/year nearly cancel out, keeping growth modest.
Development Activity
Total DAs
35
Last 12 Months
15
YoY ChangeiYear-over-year change in DA lodgements
+650.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Narre Warren North iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Harkaway Hills College
Prep-10 · 321 students
Lysterfield Lake College
3-8 · 130 students
Sidrah Gardens School
Prep-6 · 102 students
Mary MacKillop School
Prep-6 · 294 students
Narre Warren North Primary School
Prep-6 · 337 students
Demographics
The 31.6% born-overseas rate (10 points above national) includes a distinct multicultural mix: English (1,919), Italian (772), and a large unspecified-ancestry group (1,793). Mandarin (135), Italian (96), Arabic (70), Punjabi (61), and Sinhala (54) are the top non-English languages. Islam at 771 adherents represents about 9.6% of the population, higher than most Melbourne outer suburbs. The median age of 42 is 2 years above national, and university education at 33.1% sits 3 points above average. Households average 3.4 persons (0.9 above national), the largest in this analysis. The 88.7% residential stability rate is among Melbourne's highest.
Age Distribution
Bedrooms
Dwelling Structure
98.9%
Houses
0.8%
Townhouse
0.3%
Apartment
Tenure
From $680,000 (2013) to $1,685,000 (Apr-Jun 2024), prices grew 147.8% (6.7% CAGR), with a brief dip from the $1,730,000 peak (-2.6%). Mortgage holders dominate at 53.7%, outright owners at 42.2%, and renters at a minimal 4.1%. The 98.9% separate-house share is near-total, and 81.4% of homes have 4+ bedrooms. Mortgage stress at 19.4% and rent stress at 15.6% are both very low, enabled by the suburb's high household income ($2,634/week, 94th percentile). Only 15.8% three-bedroom and 2.0% two-bedroom homes exist, making the suburb unsuitable for downsizers or entry-level buyers seeking smaller formats.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,212
Rent / wk
$410
HH Size
3.4
Personal Income / wk
$795
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.5%
Unoccupied
81
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
20.8%
Couples, no children
7,214
Total families
Economy & Employment
Construction leads employment at 19.4% (490 workers), higher than average for a residential suburb, reflecting both the semi-rural building activity and construction industry workers who choose acreage living. Healthcare follows at 14.5% (365), Education at 11.1% (279), Professional/Tech at 8.6% (218), and Manufacturing at 8.1% (205). Professionals (735) and Managers (657) dominate occupations. Unemployment at 4.1% is close to average. The participation rate of 59.7% is moderate, pulled down by the older median age. SEIFA IER decile 10 (score 1,143) puts Narre Warren North in Australia's top 10% for economic resources, while IEO decile 7 indicates education levels are above average but not exceptional.
Unemployment
2.4%
Labour Force
4,841
Unemployed
118
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.3%
Part-time
33.6%
Participation
59.7%
Employed
3,793
Occupations
Top Industries
University
33.1%
Postgraduate
6.8%
Born Overseas
31.6%
Dwellings
2,226
Transport to Work
Crime at 47.6 per 1,000 (382 offences) is moderate, with property offences dominating at 221 incidents. Five schools serve the area, all above ICSEA 1,000: Harkaway Hills College (combined, independent, 1,149), Lysterfield Lake College (combined, independent, 1,139), Sidrah Gardens School (primary, independent, 1,104), Mary MacKillop School (primary, Catholic, 1,058), and Narre Warren North Primary (government, 1,053, 337 students). The school density and quality are exceptional for a semi-rural suburb. SEIFA IRSAD decile 8 and IER decile 10 confirm high liveability. Public transport at 0.9% is virtually non-existent, and the 22 sq km area means amenities are spread out.
Drive
92.7%
Public Transport
0.9%
Walk / Cycle
0.8%
Work from Home
N/A
Population Forecast
+0.98%/yr
(+81 people/yr)
EstablishedPopulation grows at 0.98% annually (81 persons/year), projected to reach 8,975 by 2031 from 8,237 in 2025. Net overseas migration (+63/year) and internal migration (-67/year) nearly balance, meaning growth comes primarily from natural increase. The aging trajectory is clear: senior share up 5.8 points, young share down 2.3 points, and working share down 2.7 points over the decade. Population grew 18.0% over 10 years. Real income growth of just 6.2% over the decade is modest for a high-income suburb. The gentrification score of 5 confirms a stable, established-wealth profile rather than an area in transition. No COVID population dip was recorded.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+63
Net Internal / yr
-67
Gentrification Signal
Not gentrifying
Population +14% since 2011
Safety & Crime
Total Offences
382
Year ending June 2024
Rate per 1,000 People
47.6
Offence Categories
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Narre Warren North compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Narre Warren North a good suburb to live in?
Narre Warren North suits families wanting acreage and privacy. SEIFA IER decile 10 places it in Australia's top 10% for economic resources, and all 5 local schools score above ICSEA 1,000. Mortgage stress at 19.4% is very low. The trade-off is near-total car dependency (92.7% drive) and prices starting at $1,685,000.
What is the median house price in Narre Warren North?
The median is $1,685,000 (Apr-Jun 2024), down 2.6% from the $1,730,000 peak in Oct-Dec 2023. Over 14 years, prices grew 147.8% from $680,000 (6.7% CAGR). Monthly mortgage of $2,212 consumes just 19.4% of household income, well below the stress threshold.
What schools are in Narre Warren North?
Five schools, all above ICSEA 1,000: Harkaway Hills College (combined, independent, 1,149, 321 students), Lysterfield Lake College (combined, independent, 1,139, 130 students), Sidrah Gardens School (primary, independent, 1,104, 102 students), Mary MacKillop School (primary, Catholic, 1,058, 294 students), and Narre Warren North Primary (government, 1,053, 337 students).
Is Narre Warren North safe?
The crime rate is 47.6 per 1,000 (382 offences), moderate for Melbourne's south-east. Property offences (221) and justice procedures (67) are the top categories. The 88.7% residential stability rate, high incomes (94th percentile), and semi-rural density of 365/sq km all contribute to a generally settled environment.
Is Narre Warren North good for property investment?
For capital growth, yes: 147.8% appreciation over 14 years (6.7% CAGR) is among Melbourne's best. For rental income, no: only 4.1% of residents rent, and gross yield is roughly 1.3% ($410/week on $1,685,000). The 13 DAs in 12 months are mostly subdivisions, not new dwellings, maintaining scarcity.
How is Narre Warren North's population changing?
Growing slowly at 0.98% annually (81 persons/year), projected to reach 8,975 by 2031 from 8,237 in 2025. The aging trajectory is clear: seniors up 5.8 points, young share down 2.3 points over the decade. Overseas migration (+63/year) and internal outflow (-67/year) roughly balance. The 88.7% stability rate shows residents stay long-term.
What languages are spoken in Narre Warren North?
With 31.6% born overseas, the suburb has notable linguistic diversity. Mandarin (135 speakers), Italian (96), Arabic (70), Punjabi (61), and Sinhala (54) are the top non-English languages. Italian ancestry (772) is the third-largest group. This diversity sits 10 percentage points above the national overseas-born rate.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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