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 › Brangus Ave
$1,350,000–$1,399,000
For sale
Asking range
5
Bedrooms
5
Bathrooms
2
Car spaces
677 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
$1,350,000–$1,399,000
Asking range · $1,994/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
+55.8%
Median sale
Suburb $866,500
-1.30 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.
$81,213 on top of the price (6.0% 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 2.3%. 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 Wise GroupPerfectly positioned in Berwick Springs - this architecturally inspired double-storey residence delivers an exceptional family lifestyle with an emphasis on space, luxury, and effortless entertaining. Showcasing expansive proportions across two thoughtfully designed levels, this impressive home has been crafted to accommodate growing families while offering the comfort and sophistication expected of a premium residence.
5 Bedrooms. 5 Bathrooms. 4 Living Areas & Two Kitchens.
Beyond its striking facade, a grand entrance introduces a home of remarkable scale, where multiple living zones provide the flexibility to entertain, relax, and unwind in complete comfort. A formal lounge welcomes guests upon arrival, while a dedicated theatre room creates the ultimate cinematic experience for family movie nights. At the heart of the home, an expansive open-plan living and dining domain seamlessly connects with the designer kitchen, creating a stunning central hub for everyday living.
The gourmet kitchen has been designed to impress, featuring a generous island bench, quality appliances, extensive storage, and a spacious walk-in butlers kitchen, making it equally suited to family meals and large-scale entertaining. Flowing effortlessly outdoors, the covered alfresco provides the perfect setting for year-round gatherings with family and friends.
Designed with versatility in mind, the ground floor also features a guest bedroom positioned alongside a full bathroom, offering ideal accommodation for extended family members, guests, or multigenerational living.
Ascending upstairs, you'll discover an impressive accommodation zone highlighted by a luxurious master retreat complete with a private balcony, expansive walk-in dressing room, and a lavish ensuite. Three additional oversized bedrooms are all generously appointed, with multiple rooms enjoying their own walk-in robes and ensuite access, ensuring privacy and comfort for every family member.
A substantial upstairs activity room provides yet another living space, ideal as a children's retreat, home office, games room, or additional lounge area, further enhancing the home's family-focused design.
This exceptional residence combines luxurious finishes, outstanding proportions, and intelligent zoning to create a home that effortlessly caters to modern family living while delivering a sense of grandeur rarely found in today's market.
Property Features
> Five spacious bedrooms
> Ground-floor guest bedroom with adjacent bathroom
> Luxurious master suite with private entertainment / alfresco area
> Spacious walk-in dressing room to master
> All remaining bedrooms with walk-in-robe and private ensuite.
> Formal lounge upon entry
> Dedicated theatre room
> Expansive open-plan living and dining area
> Designer kitchen with large island bench
> Secondary Butlers Kitchen
> Upstairs activity/retreat area
> Covered alfresco entertaining area
> Large family laundry with storage
> Double remote garage with internal access and rear roller door
> Refrigerated Air-Conditioning System
> 10kw solar system with 32 x 315w solar panels + Fronius Symo Inverter
> Stained KDHW open risers staircase
> Electron Ducted Vacuum System
> Bosh security alarm
> CCTV camera(8) system
Conveniently Located Near
> Quality primary and secondary schools
> Casey Central Shopping Centre
> Narre Warren South shopping precincts
> Parks, playgrounds, and walking tracks
> Public transport options
> Easy access to major road networks and freeway connections
A home of this calibre presents a rare opportunity to secure luxurious family living with an abundance of space, privacy, and versatility in one of Casey's most desirable locations.
📞 Contact Vitaldi on 0435 212 251 today to arrange your inspection and experience the lifestyle this remarkable residence has to offer.
Disclaimer: Every effort has been made to ensure the accuracy of the information provided. Prospective purchasers should make their own enquiries and conduct their own due diligence before purchasing. Photo ID is required at all inspections.
Listing description written by Vitaldi Cooray, Wise Group — reproduced as published, not verified by Districts.
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