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
$1,000,000–$1,100,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
672 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
$1,000,000–$1,100,000
Asking range · $1,488/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
+15.4%
Median sale
Suburb $866,500
-0.48 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.
$61,144 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 3.2%. 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 Barry Plant Narre WarrenBeautifully renovated and presented with an unmistakable sense of style, this impressive home offers a sophisticated family lifestyle where generous proportions, refined interiors and exceptional outdoor spaces come together in one of Narre Warren South's most convenient locations.
From the moment you step inside, the quality and attention to detail are immediately evident. Beautifully updated throughout, the home showcases a timeless contemporary aesthetic complemented by an abundance of natural light and an impressive sense of space.
At the heart of the home is a thoughtfully designed floorplan offering four generous bedrooms, two beautifully appointed bathrooms and multiple living spaces, providing the flexibility modern families desire. The master suite creates a private retreat, complete with a stylish ensuite and his-and-hers wardrobes.
A renovated indoor space further enhances the home's versatility and could be utilised as a parents' retreat, home office, creative studio or peaceful sitting area, providing valuable extra space that can adapt as a family's needs change.
The remaining bedrooms are generously proportioned and well positioned throughout the home, with the impressive fourth bedroom offering additional space for a study, lounge or private sitting area. Its generous proportions make it particularly suited to a teenager, older child, guest or family member wanting their own space.
The living areas are designed for both everyday comfort and effortless entertaining, with the beautifully renovated interiors creating an inviting environment to relax, unwind and enjoy time with family and friends. Ducted heating ensures year-round comfort, while the home's exceptional presentation allows you to simply move in and enjoy.
Outside, the property truly comes into its own, with a collection of distinct outdoor spaces designed for entertaining, relaxation and enjoyment.
The covered outdoor entertaining area extends the home's living space and provides an inviting setting for weekend gatherings, family celebrations or relaxed evenings outdoors.
A dedicated fire pit area with extensive seating creates another fantastic place for family and friends to gather and enjoy evenings outdoors.
A decorative pathway leads through to the backyard, creating an attractive transition between the different outdoor areas and adding further charm and character to the established garden surrounds.
Tucked within the garden is a peaceful pond area, creating a tranquil place to sit, relax and enjoy the greenery and private surrounds.
Practicality has also been carefully considered. In addition to the property's shed storage, an approximately 8-metre-long by 1-metre-wide covered lean-to provides valuable sheltered storage for tools, garden equipment and other household items, helping to keep the backyard and entertaining areas organised.
Surrounded by established greenery and attractive landscaping, the backyard offers a wonderful combination of entertaining, relaxation, character and practical storage, with several separate spaces to enjoy throughout the year.
The location is equally impressive. Positioned within easy walking distance of Casey Central Shopping Centre, everyday convenience is quite literally at your doorstep, with supermarkets, cafés, restaurants, specialty stores and essential services all close by.
Families are exceptionally well catered for, with Strathaird Primary School approximately 650 metres away and Narre Warren South P-12 College approximately 1.5 kilometres from the home. Trinity Catholic Primary School, Hillsmeade Primary School and Waverley Christian College are also conveniently nearby, providing a variety of schooling options.
For families with young children, a range of childcare and early learning facilities are also within close proximity, while nearby reserves and open spaces provide plenty of opportunities to enjoy the outdoors.
When it is time to escape the everyday, Berwick Springs Lake is just a short drive away, offering a beautiful setting for walking, exercising and enjoying the surrounding parklands.
With easy access to major road links, public transport, shopping, schools, childcare, parks and the wider amenities of Narre Warren South and Berwick, this is a home that delivers space, flexibility, lifestyle and genuine everyday convenience.
All information provided is deemed reliable but not guaranteed. Interested parties should conduct their own due diligence and verify all details independently. The agent and agency take no responsibility for any errors, omissions, or changes in the property's description.
Listing description written by Adam Mahmoud, Barry Plant Narre Warren — reproduced as published, not verified by Districts.
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