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 › Grenfell Rise
$899,999–$989,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
734 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
$899,999–$989,000
Asking range · $1,226/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
+3.9%
Median sale
Suburb $866,500
-0.13 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.
$54,978 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 3.5%. 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 RapidStep inside and be welcomed by a spacious and light-filled living room, offering the perfect space for family gatherings, relaxation, and entertaining. With two separate living areas, this home provides flexibility for growing families, ensuring everyone has their own space to enjoy. The home is further enhanced by ducted cooling throughout, complemented by split system air conditioning in key bedrooms and living areas, ensuring year-round comfort.
The home features four generously sized bedrooms, including a luxurious master suite complete with a beautifully appointed ensuite. Designed with style and functionality in mind, the ensuite boasts a walk-in shower with a built-in niche, floor-to-ceiling tiles with a striking feature wall, and ample space for a tallboy or additional storage. The remaining bedrooms are well proportioned and serviced by an impressive main bathroom featuring a 1400mm walk-in shower with a frameless glass screen, double-sink vanity, freestanding bathtub, floor-to-ceiling tiling, and a spacious 1200mm built-in niche.
At the heart of the home is a stunning double-kitchen setup, ideal for large families and avid entertainers. The main kitchen showcases natural stone benchtops, a large island bench, walk-in pantry, and quality gas cooktop, combining practicality with contemporary elegance. Outside, the lifestyle appeal continues with a large pergola and gazebo area, creating the ultimate outdoor entertaining space. The expansive covered sitting area is perfect for hosting family and friends year-round while overlooking the generous backyard.
Set on a substantial 734sqm (approx.) block, this impressive property also offers a double garage and plenty of outdoor space for children and pets to enjoy. Conveniently located in the sought after suburb of Narre Warren South, this home delivers comfort, style, and exceptional family living.
Features of the Property:
• 4 spacious bedrooms with excellent natural light
• 2 well-appointed bathrooms with premium finishes
• Master bedroom featuring elegant ensuite with floor-to-ceiling tiles, walk-in shower, feature wall, and built-in niche
• Stylish main bathroom with freestanding bathtub, double vanity, walk-in shower with glass screen, and full-height tiling
• Multiple living zones including 2 generous living areas for flexible family living
• Stunning double kitchen design perfect for large families and entertaining
• Main kitchen featuring natural stone benchtops, large island bench, gas cooktop, and walk-in pantry
• Ducted cooling throughout the home with additional split system air conditioning in bedrooms and living areas
• Expansive outdoor entertaining with large pergola and gazebo seating area
• Spacious backyard ideal for family enjoyment and gatherings
• Double remote garage with internal access
• Set on a substantial 734sqm (approx.) block
• Thoughtfully designed layout combining comfort, style, and functionality
Location Highlights:
• Situated in the highly sought-after suburb of Narre Warren South, known for its family friendly community and modern estates. Close proximity to major shopping destinations including Westfield Fountain Gate and Casey Central Shopping Centre
• Easy access to Narre Warren Train Station and public transport options for convenient commuting
• Quick connectivity to the Monash Freeway, providing direct access to Melbourne CBD and surrounding suburbs
• Surrounded by quality local schools, childcare centres, and educational facilities
• Nearby parks, playgrounds, and walking trails ideal for families and outdoor lifestyle
• Positioned in a well-established residential pocket with a strong community atmosphere
• Close to medical centres, sporting facilities, and everyday amenities
School Zoning & Education:
• Kilberry Valley Primary School
• Berry Street School - Narre Warren Campus
• Close to Kindergartens, Child care centres, Narre Warren South P-12 College & more
This home is spacious, practical, and designed for real families who want room to grow, entertain, and enjoy everyday living.
Whether you’re looking to move straight in, rent out for strong returns, this property ticks every box. Opportunities like this are rare, especially in such a central, family-friendly location!
Contact your Area Specialists!
Hossein Gholami 0449 594 926
Chattels: All fittings and fixtures as inspected
Deposit terms: 10% of the purchase price
Preferred Settlement: 45/60/90days
PHOTO ID REQUIRED AT OPEN HOMES
Due diligence checklist: http://www.consumer.vic.gov.au/duediligencechecklist.
Disclaimer: 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 Hossein Gholami, Area Specialist Rapid — reproduced as published, not verified by Districts.
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