Narre Warren
A 91.8% detached-house share and a median age of 35 define Narre Warren as a family-oriented mortgage-belt suburb, while 41.1% of residents were born overseas, 19.5 percentage points above the national comparison. Household income sits at the 61.1st percentile, yet the recorded crime rate is 113.8 per 1,000 residents. Its 27,689 residents are 5 years younger than the national average, but the trajectory is aging. Compared with nearby Berwick, the suburb's profile is anchored by established separate houses and a large family market, with 50.1% of families being couples with children.
Population
27,689
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,741/wk
DAs (12 months)iDevelopment Applications lodged in the past year
27
Median House
$838K
October to December 2025
The 91.8% separate-house share means buyers are mostly choosing detached stock, with 53.5% of homes having 3 bedrooms and 36.9% having 4 or more. Monthly mortgage cost is $1,733, with mortgage stress flagged false and repayments at 23.0% of household income. Compared with apartment-oriented options, the local decision is more about block, renovation and floorplan than apartment supply, which is only 2.6%.
For Buyers
The 91.8% separate-house share means buyers are mostly choosing detached stock, with 53.5% of homes having 3 bedrooms and 36.9% having 4 or more. Monthly mortgage cost is $1,733, with mortgage stress flagged false and repayments at 23.0% of household income. Compared with apartment-oriented options, the local decision is more about block, renovation and floorplan than apartment supply, which is only 2.6%.
For Investors
Investors face a 28.9% renting share, a $360 weekly median rent and a 3.7% vacancy rate, creating a tenant market that is neither ultra-tight nor oversupplied. Rents have grown 21.2%, while 28 development applications were recorded in the last 12 months, so new supply and renovation activity deserve monitoring. Overseas migration is the primary growth driver, which can support rental demand because new arrivals often rent before buying. Compared with owner-heavy suburbs, the 44.4% mortgage-held share and 25.9% outright ownership point to a substantial active-owner base. The 4.4% long-run annual price CAGR is a more moderate signal than the 126.5% cumulative rise since 2013.
Development Activity
Total DAs
52
Last 12 Months
27
YoY ChangeiYear-over-year change in DA lodgements
+170.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Narre Warren
Open-register school locations for education access. This is not a school-quality ranking.
Don Bosco School
Fleetwood Primary School
Fountain Gate Primary School
Maramba Primary School
Oatlands Primary School
Demographics
At 35, Narre Warren's median age is 5 years below the national average, but the trajectory is aging: the senior share has increased 5.8 percentage points and the young share has fallen 2.3 points. Overseas-born residents account for 41.1%, 19.5 points above the national comparison, with Chinese ancestry recorded for 1,681 people and Sinhal, Mandarin and Punjabi among the leading reported languages at 471, 409 and 302. Families shape daily demand: 50.1% of families are couples with children, household size averages 2.9, and one-parent families represent 17.4%. This is a younger-than-national suburb today, but its age mix is moving older.
Age Distribution
Bedrooms
Dwelling Structure
91.8%
Houses
4.7%
Townhouse
2.6%
Apartment
Tenure
The market is 91.8% separate houses, including 53.5% three-bedroom and 36.9% four-plus-bedroom dwellings, so land and family floorplans matter more than apartment supply at 2.6%. Tenure is split between 44.4% mortgages, 25.9% outright ownership and 28.9% renting. Compared with nearby Berwick, buyers should compare block size, renovation level and access rather than rely on the suburb median, because quarterly results can mask variation. Mortgage-to-income is 23.0%, while rent-to-income is 20.7%.
Mortgage / mo
$1,733
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $360.
$560
Bond data year ending Sep 2025 · houses $550 · units $470
HH Size
2.9
Personal Income / wk
$741
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.7%
Unoccupied
349
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
50.1%
Couples with children
30.8%
Couples, no children
17.4%
Single parent
7,476
Total families
Economy & Employment
Healthcare is Narre Warren's largest recorded industry at 17.8% and 1,483 workers, followed by construction at 11.6% and 967, manufacturing at 10.5% and 876, education at 9.6% and 798, and retail at 8.4% and 698. This mix supports both essential services and trade-linked employment, while occupations are led by trades at 2,195, professionals at 2,130 and clerical/admin at 1,914. Labour-force participation is 63.3%, full-time employment is 61.1% and unemployment is 6.1%. Household income ranks at the 61.1st percentile, but SEIFA places IEO and IRSD in decile 4, IER in decile 6 and IRSAD in decile 4. That gap suggests income does not translate evenly into broader socioeconomic advantage.
Unemployment
6.1%
Labour Force
14,133
Unemployed
857
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.1%
Part-time
32.3%
Participation
63.3%
Employed
13,276
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
30.8%
Postgraduate
7.7%
Born Overseas
41.1%
Dwellings
9,181
Transport to Work
Narre Warren suits households that rely on cars: 71.5% drove to work, compared with 2.3% using public transport, while 21.1% worked from home. Nine schools and learning settings span government, Catholic and independent sectors, including primary, secondary and special education, so families should check the exact enrolment zone and travel route. Safety needs active consideration: the recorded crime rate is 113.8 per 1,000 residents, led by 1,819 property and deception offences and 560 crimes against the person. SEIFA IRSAD sits in decile 4, below higher-access deciles, while the 14.54 square kilometre area has a density of 1,904.9 people per square kilometre. Compared with a more transit-oriented address, transport costs are more significant.
Drive
71.5%
Public Transport
2.3%
Walk / Cycle
0.7%
Work from Home
21.1%
Population Forecast
+0.98%/yr
(+81 people/yr)
EstablishedGrowth is forecast at 0.98% annually across the wider area, with overseas migration the primary driver. Population change across the wider area is 18.0% over 10 years, while the shift is labelled Aging: the senior share rises 5.8 points and the working share falls 2.7 points. Gentrification indicators are mixed, with a score of 5 and a stage of Not gentrifying, although another shift measure records 22 and Early signs. The direction is therefore better described as established growth than a rapid premium-market reset. Overseas migration can sustain housing demand because new arrivals often need rental accommodation before entering the ownership market, while real income growth is recorded at 6.2%.
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
3,152
Year ending June 2024
Rate per 1,000 People
113.8
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 compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Narre Warren a good suburb to live in?
Narre Warren can suit buyers wanting detached housing and family services, with 91.8% separate houses and a median age of 35. Car dependence is high at 71.5%, so compared with a transit-led lifestyle, daily travel requires more planning. The crime rate of 113.8 per 1,000 residents is also worth weighing when comparing streets and addresses.
What schools are in Narre Warren?
Local options include 4 government primary schools, 1 government secondary college, 1 government special developmental school, 1 Catholic primary school and 2 independent special-education settings. The 9-school mix is broader than a standard primary-secondary pathway. Compare each address with the current enrolment zone, transport route and sector requirements before signing a lease or contract.
Is Narre Warren safe?
Safety is a material consideration rather than a simple yes-or-no. Narre Warren recorded 3,152 offences, or 113.8 per 1,000 residents, including 1,819 property and deception offences and 560 crimes against the person. Compare the exact street and local travel patterns, because suburb-wide rates can hide variation between different parts of the area.
Is Narre Warren good for property investment?
It can suit a yield-focused or long-hold strategy, but the signals are mixed. Median rent is $360 a week, vacancy is 3.7%, rents have grown 21.2%, and 28 development applications were recorded over 12 months. Compared with a short-term price strategy, the 4.4% long-run annual CAGR is a more moderate indicator than the 126.5% cumulative rise since 2013.
How is Narre Warren's population changing?
Population change across the wider area is forecast at 18.0% over 10 years, with annual growth of 0.98% and overseas migration the primary driver. Narre Warren's current population is 27,689, while the trajectory is labelled Aging: the senior share is up 5.8 points and the young share is down 2.3. Compared with a younger growth profile, this points to steady demand with changing service needs.
What languages are spoken in Narre Warren?
Overseas-born residents make up 41.1%, which is 19.5 percentage points above the national comparison. Leading reported languages include Sinhal with 471 people, Mandarin with 409, Punjabi with 302, Arabic with 226 and Persian with 166. English, Chinese and Scottish are among the leading ancestry responses, so check local service access rather than assuming one dominant language.
What development is occurring in Narre Warren?
Twenty-eight development applications were recorded in the last 12 months, including subdivision and easement matters among the sampled applications. Recent activity points to ongoing property change, but should not be read as 28 new homes. Compared with a fully static established suburb, buyers and landlords should check permits, likely construction timing, parking and potential impacts on adjoining streets.
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), Valuer-General Victoria (house prices), state education open registers (school locations), 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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