EquitySight.app
Free full calculator →
EquitySight.app
Free full calculator →
ABS 2021 Census · Updated 21 May 2026
Narre Warren South is a regional centre in Victoria, Australia, with a population of approximately 30,909, making it a sizeable community. Located approximately 40 km from the Melbourne CBD, Narre Warren South is a regional area in Victoria. The median household income is $112,216 per year.
Narre Warren South benefits from a high-income resident base, supporting premium property pricing. As a regional location, growth prospects depend on local economic conditions and infrastructure investment.
Official Australia Post postcode for Narre Warren South. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 8 schools within or near this suburb.
Find schools near Narre Warren South on My School →Estimated 12 parks and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
With 30,909 residents, Narre Warren South is one of Victoria's more populous suburbs — roughly 4.2× the state median of 7,416 — giving it a deep buyer and tenant pool that typically supports higher transaction volumes and shorter average days on market. Median household income of $112,216/year runs 18% above the Victoria suburb median of $95,160, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Median weekly rent of $401 equates to $1,738/month — about 90% of the median mortgage repayment of $1,937/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. At 40 km from Melbourne, Narre Warren South is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price.
Regional property can deliver strong cash-flow yields but liquidity is tighter — plan for longer hold periods and verify local employment stability. Local rents consume roughly 19% of household income — a useful sanity check on tenant affordability.
How Narre Warren South stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Narre Warren South sits above the state median; negative means below.
| Metric | Narre Warren South | VIC median | Δ vs state |
|---|---|---|---|
| Population | 30,909 | 7,416 | +317% |
| Median household income | $112,216/yr | $95,160/yr | +18% |
| Median rent (weekly) | $401 | $380 | +6% |
| Median mortgage (monthly) | $1,937 | $1,950 | -1% |
| Distance to CBD | 40 km | 32 km | +25% |
| Separate houses | 90% | 78% | +12pp |
Pre-inspection briefing for Narre Warren South — every item is derived from public datasets, with full citations in our data sources page.
Solid buy-and-hold profile: a population of 30,909 and household income close to the VIC median ($112,216 vs $95,160) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Strong rental coverage: $401/week (~$1,738/month) covers 90% of the $1,937/month median mortgage repayment, so the shortfall sits at just $199/month. Investors targeting positive cash flow should shortlist this suburb.
A dwelling mix skewed to houses (90% vs 78% VIC median) combined with a population of 30,909 creates a deeper market for value-add renovations — older stock, separate titles and stronger buyer competition are the usual pattern here.
Run the numbers on a Narre Warren South property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Property values in Narre Warren South should track the wider Victoria market through 2026, with the $112,216/year median household income (18% above the $95,160 state median) keeping the suburb firmly mid-pack. Rental coverage runs at ~90% of the typical mortgage ($1,738/month rent vs $1,937/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 70/100 places Narre Warren South in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is constructive heading into the second half of 2026.
Lived in Narre Warren South? Help other investors with an honest 100-word review. Sign-in required; all reviews are manually moderated before they appear.
Narre Warren South scores 70/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 30,909, median household income of $112,216/year and median weekly rent of $401. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Narre Warren South are an above-state-median household income of $112,216/year, a dwelling mix that is 90% separate houses, roughly 8 schools and 12 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Narre Warren South has a usual resident population of approximately 30,909, compared with a Victoria suburb median of 7,416 — placing it in the upper half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Narre Warren South sits 40 km straight-line from the Melbourne CBD. This is an outer-metro location; local employment and infrastructure announcements tend to move prices more than CBD connectivity alone.
The most recent census recorded a median weekly rent of $401 in Narre Warren South, equating to approximately $20,852/year in gross rental income (state median $380/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Narre Warren South is $1,937, or approximately $23,244/year (vs $1,950/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $401 works out to $1,738/month, covering 90% of the median mortgage repayment of $1,937/month. That leaves a $199/month shortfall (around $2,388/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are interest-rate sensitivity on the $1,937 median mortgage, the broader Victoria market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.