Narre Warren South at a glance
31,417
People
$866,500
Median sale
$609/wk
Median rent
3.65%
Suburb gross yield
Median sale from 66 recorded sales (last 12 months) — a Districts calculation.
VIC › Narre Warren South › Tuileries Rise
$879,000–$925,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
575 m²
Land
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Asking
$879,000–$925,000
Asking range · $1,529/m² of land
No recorded sale for this property.
Narre Warren South at a glance
31,417
People
$866,500
Median sale
$609/wk
Median rent
3.65%
Suburb gross yield
Median sale from 66 recorded sales (last 12 months) — a Districts calculation.
Vs Narre Warren South
+1.4%
Median sale
Suburb $866,500
-0.05 pp
Gross yield
Suburb 3.65%
Suburb median $866,500 from 66 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$53,671 on top of the price (6.1% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Victoria schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
Pre-filled with Narre Warren South's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
VICPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Rental
No advertised rent is recorded. Suburb median rent $609/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. Victoria has no public statewide property-level DA API. Nearby pipeline is unknown. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Gross yield if leased at the suburb aggregate is 3.6%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. Net yield / holding costs are not estimated outside NSW without inventing land tax.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownVictoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Narre Warren South at a glance
31,417
People
$866,500
Median sale
$609/wk
Median rent
3.65%
Suburb gross yield
Median sale from 66 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Area Specialist RapidIts Addressed:
Step into your own private sanctuary at 11 Tuileries Rise, Narre Warren South, where everyday living feels like a luxury getaway. Beautifully renovated throughout and thoughtfully designed for modern family living, this exceptional residence offers 4 spacious bedrooms, 2 fully renovated bathrooms, multiple living zones, and a secure double lock-up garage, all complemented by an incredible Balinese-inspired outdoor oasis.
From the moment you enter, you'll appreciate the sense of space and warmth this home provides. Multiple living and entertaining areas create the flexibility families desire, while the heart of the home is the stunning fully renovated kitchen. Finished with quality appliances, ample bench space and generous storage, it seamlessly connects to the indoor and outdoor living areas, making entertaining effortless and everyday living a pleasure.
Designed with comfort in mind, the spacious master suite features a walk-in robe and a beautifully renovated private ensuite, creating the perfect parents' retreat. Three additional oversized bedrooms are serviced by a stylishly renovated central bathroom, ensuring ample accommodation for the entire family.
Year-round comfort is guaranteed with ducted heating, evaporative cooling and split-system airconditioning, allowing you to enjoy the home through every season.
Step outside and discover what truly sets this property apart. Inspired by the tranquillity of a luxury Balinese resort, the expansive outdoor entertaining area is nothing short of spectacular. A large timber deck overlooks the beautifully landscaped backyard, while the inbuilt spa/jacuzzi and charming Balinese-style hut create an atmosphere rarely found in suburban living. Whether you're entertaining family and friends, relaxing after a long day or enjoying peaceful weekends at home, this remarkable outdoor space offers a lifestyle many dreams of.
Perfectly positioned in one of Narre Warren South's most sought-after family locations, you'll enjoy outstanding convenience with quality schools, shopping centres, parklands, public transport and major road connections all just moments from your doorstep.
Main Features of the Property:
• Four Spacious Bedrooms
• Master bedroom with walk-in robe and fully renovated ensuite
• Three additional generously sized bedrooms
• Two fully renovated bathrooms
• Multiple living and entertaining zones
• Fully renovated designer kitchen with quality finishes
• Ducted heating throughout
• Evaporative cooling
• Split-system air conditioning
• Large outdoor entertaining deck
• Resort-style backyard with inbuilt spa/jacuzzi
• Stunning Balinese-inspired hut creating a private tropical retreat
• Landscaped gardens
• Secure double lock-up garage with internal access
Location Benefits:
• Perfectly positioned in one of Narre Warren South's most desirable pockets, this home places everything your family needs just moments away.
• Minutes from Casey Central Shopping Centre, Fountain Gate Shopping Centre and local cafés, restaurants and supermarkets.
• Close to quality childcare centres, medical facilities and everyday essential services.
• Convenient access to local bus services, Narre Warren Train Station and the Monash Freeway for an effortless commute.
• Surrounded by parks, walking trails, sporting reserves and family-friendly recreational facilities.
• Positioned within close proximity to some of the area's most highly regarded schools.
School Zoning & Education:
Families will appreciate the excellent range of nearby educational facilities, including:
• Strathaird Primary School
• Narre Warren South P-12 College
• Trinity Catholic Primary School
• Waverley Christian College
• St Catherine's Primary School
• Multiple local childcare centres and kindergartens
This beautifully renovated home perfectly blends luxury, functionality and resort-style living, offering families an incredible opportunity to simply move in and enjoy.
Whether you're searching for your forever family home or a quality investment in one of Narre Warren South's most established and convenient locations, 11 Tuileries Rise presents an opportunity that is not to be missed.
Chattels: All fittings and fixtures as inspected
Deposit terms: 10% of the purchase price
Preferred Settlement: 30/45/60 days
Don’t miss this opportunity to secure a fantastic home in a sought-after neighborhood. Whether you're starting out or adding to your portfolio, this property is ready to impress!
Contact your Area Specialists Today!
Khaled Arabzadeh 0416 481 327
or Yasin Arabzadeh
PHOTO ID REQUIRED AT OPEN HOMES
Due diligence checklist: http://www.consumer.vic.gov.au/duediligencechecklist.
Disclaimer: Images and presentation may include staging for marketing purposes only. All stated dimensions in the content and photos are approximate only.
Note: Every care has been taken to verify the accuracy of the details in this advertisement, however, we cannot guarantee its correctness. Prospective purchasers are requested to take such action as is necessary, to satisfy themselves with any pertinent matters.
Listing description written by Yasin Arabzadeh, Area Specialist Rapid — reproduced as published, not verified by Districts.
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