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ABS 2021 Census · Updated 21 May 2026
Narre Warren is a regional centre in Victoria, Australia, with a population of approximately 27,689, making it a sizeable community. Located approximately 38 km from the Melbourne CBD, Narre Warren is a regional area in Victoria. The median household income is $90,532 per year.
Strong household incomes in Narre Warren underpin solid property demand. Distance from major centres is a consideration, though regional markets can offer higher rental yields.
Official Australia Post postcode for Narre Warren. 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 7 schools within or near this suburb.
Find schools near Narre Warren on My School →Estimated 11 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 27,689 residents, Narre Warren is one of Victoria's more populous suburbs — roughly 3.7× 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. At $90,532/year, household income in Narre Warren is within 5% of the Victoria median ($95,160), placing the suburb firmly in the state's mainstream demographic band. Median weekly rent of $360 equates to $1,560/month — about 90% of the median mortgage repayment of $1,733/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. At 38 km from Melbourne, Narre Warren is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price.
This suburb suits yield-focused investors who are comfortable with lower liquidity. Employment concentration and local population trends matter more here than in metro markets. Local rents consume roughly 21% of household income — a useful sanity check on tenant affordability.
How Narre Warren stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Narre Warren sits above the state median; negative means below.
| Metric | Narre Warren | VIC median | Δ vs state |
|---|---|---|---|
| Population | 27,689 | 7,416 | +273% |
| Median household income | $90,532/yr | $95,160/yr | -5% |
| Median rent (weekly) | $360 | $380 | -5% |
| Median mortgage (monthly) | $1,733 | $1,950 | -11% |
| Distance to CBD | 38 km | 32 km | +19% |
| Separate houses | 88% | 78% | +10pp |
Pre-inspection briefing for Narre Warren — every item is derived from public datasets, with full citations in our data sources page.
Solid buy-and-hold profile: a population of 27,689 and household income close to the VIC median ($90,532 vs $95,160) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Strong rental coverage: $360/week (~$1,560/month) covers 90% of the $1,733/month median mortgage repayment, so the shortfall sits at just $173/month. Investors targeting positive cash flow should shortlist this suburb.
A dwelling mix skewed to houses (88% vs 78% VIC median) combined with a population of 27,689 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 property
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Create free account →Property values in Narre Warren should track the wider Victoria market through 2026, with the $90,532/year median household income (5% below the $95,160 state median) keeping the suburb firmly mid-pack. Rental coverage runs at ~90% of the typical mortgage ($1,560/month rent vs $1,733/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 55/100 places Narre Warren in the mid tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Narre Warren scores 55/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 27,689, median household income of $90,532/year and median weekly rent of $360. 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 are a median household income of $90,532/year, a dwelling mix that is 88% separate houses, roughly 7 schools and 11 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 has a usual resident population of approximately 27,689, 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 sits 38 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 $360 in Narre Warren, equating to approximately $18,720/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 is $1,733, or approximately $20,796/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 $360 works out to $1,560/month, covering 90% of the median mortgage repayment of $1,733/month. That leaves a $173/month shortfall (around $2,076/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 $1,733 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.