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 › Gull Way
$695,000
Last sold
5 Aug 2026
3
Bedrooms
2
Bathrooms
2
Car spaces
502 m²
Land
130 m²
Building
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
Last sold
$695,000
5 Aug 2026 · derived via latest_sale
Local land rate: recorded House sales in Narre Warren South (last 5 years) with land size have a median of $1,425/m² of land (n=71). Districts calculation from recorded sales — not a valuation.
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
-19.8%
Median sale
Suburb $866,500
+0.91 pp
Gross yield
Suburb 3.65%
Suburb median $866,500 from 66 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. 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 Ray White CranbourneNARRE WARREN SOUTH - Set admist a canopy of gum trees, established palm trees and a range of conifers, from the moment you approach this lovely property you'll feel like you're home in every sense of the word. This well maintained 3 bedroom, 2 bathroom property has all the features the budget conscious yet astute buyer is searching for. The home is in a fabulous location, close to Amberly Park Shopping Centre, Pound Road Medical Centre and a range of local primary and secondary schools, shopping centres and places of worship.
Location is second to none. Walking distance to Pound Road, bus stops along Lakeview and Sneddon Drives, close to both Hampton Park and Amberley Park Shopping Centres and very centrally located, this destination has it all if you're looking for convenience.
It's also all about easy access to South Gippsland Hwy, Cranbourne-Narre Warren Road and Monash Fwy and just a short drive away is Narre Warren railway station.
Narre Warren South
Narre Warren South is a booming suburb that includes new housing estates and modern family homes. The area offers an abundance of parkland with walking/cycling tracks and sporting grounds as well as great shopping facilities including Casey Central and Amberley Park Shopping Centre. Fountain Gate Shopping Centre is also located nearby. Local schools include Narre Warren South P-12 College, Hillsmeade Primary School, Trinity Catholic Primary School and Waverley Christian College. PHOTO ID REQUIRED AT OPEN HOMES.
**Please Note - Open for Inspections are subject to change or cancellation without prior notice**
PROPERTY FEATURES:
* Built 1995
* Land 502 sqm
* Living approx. 14.4. sq
* 3 bedrooms with BIRs, master with full ensuite and WIR
* Ceiling fans to living areas and master bedroom
* Two living areas with family room off kitchen/meals and L-shaped lounge/dining
* New carpet to living areas and bedrooms
* Undercover and fully paved bbq/alfresco area
* DLUG with remote
* Extra garden shedding
* Private and securely fenced property
* Walk score - 18 - car dependent - most errands require a car
* Transit score - 33 - good transit - many nearby public transport options
Listing description written by Jennifer Ryder, Ray White Cranbourne — reproduced as published, not verified by Districts.
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