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 › Bonette Circuit
$1,085,000–$1,185,000
For sale
Asking range
5
Bedrooms
2
Bathrooms
2
Car spaces
454 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
$1,085,000–$1,185,000
Asking range · $2,390/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
+25.2%
Median sale
Suburb $866,500
-0.73 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.
$66,018 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 2.9%. 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 Harcourts Asap Narre WarrenBuilt by Fairhaven Homes and only 5 years young, this stunning residence at 36 Bonnette Circuit, Narre Warren South delivers an exceptional blend of modern luxury, smart technology, and premium family living. Thoughtfully designed and extensively upgraded throughout, this feature-packed home offers multiple living zones, high-end inclusions, and outstanding energy efficiency — perfectly suited for growing families, professionals, entertainers, or buyers seeking a move-in-ready lifestyle with every extra already completed.
Main Features
* 8.2kW Fronius premium solar system, expandable to 20kW using 3-phase power
* 3-phase power connected
* Side access to backyard via swinging gate/fence — ideal for caravan, trailer, van or extra vehicle storage
* Refrigerated cooling & ducted heating with dual-zone control
* High ceilings, square-set plaster & high door frames throughout
* Solid upgraded internal doors
* Digital smart front door with 5 entry methods including app control
* Fully hardwired ethernet network with WiFi 6 access points
* Multiple living zones including theatre/studio/home office setup
* Feature staircase lighting
* Stone benchtops throughout wet areas
* Remote roller shutters to master and kids bedrooms
* Premium entertaining setup with large sliding stacker doors
Internals
Step inside and immediately appreciate the quality finishes and thoughtful upgrades throughout this exceptional home.
The garage has been professionally converted into a versatile home office/studio space featuring:
* 8 downlights
* 8kW split system heating & cooling
* Upgraded 40Amp power supply
* An incredible 24 physical power points
* Internal access into the home
The impressive smart front door offers five secure access methods including:
* Phone tap
* Fob access
* Fingerprint entry
* Passcode
* Traditional key access
* Full app control functionality
The heart of the home is the designer kitchen complete with:
* Stone benchtops
* Soft-close drawers
* Bosch dishwasher
* Expansive butler's pantry with extra storage and integrated bins
* Large 3-panel sliding entertaining doors seamlessly connecting indoor and outdoor living
Additional highlights include:
* Laundry with stone benchtop and overhead storage
* Hardwired network ports throughout theatre, kitchen, family room, study and studio
* Ceiling-mounted AX1800 WiFi 6 upstairs and downstairs
* Feature staircase lighting with convenient light switches at staircase
* Study with fixed 2-person desk and hardwired network connection
* Master bedroom with his & hers walk-in robes
* Ensuite with oversized shower and stone benchtop
* Remote-controlled ceiling fans in master and kids bedrooms
* Studio/multi-purpose room with built-in robes, ethernet connectivity and abundant power points
* Main bathroom with stone benchtop
Extras & Outdoor Features
Designed with convenience and functionality in mind, the outdoor space provides excellent flexibility for families, tradies, caravan owners, or anyone needing additional storage space.
* Side access perfect for caravan, trailer or extra vehicle accommodation
* Energy-efficient premium solar system
* Remote roller shutters providing complete blockout and additional privacy
* Premium heating and cooling systems throughout
* Smart-home functionality and extensive electrical upgrades
Nearby Amenities & Surrounds
Conveniently located close to a range of quality amenities including:
* Quality local primary and secondary schools
* Shopping centres and supermarkets
* Parks, walking tracks and playgrounds
* Local cafés and dining options
* Easy access to major roads and transport connections
Homes with this level of quality, technology, energy efficiency and premium upgrades are incredibly rare. Whether you're upsizing, working from home, or simply wanting a move-in-ready home with every extra already completed — this is one you do not want to miss.
Just register online to join us at one of our upcoming open home inspections.
Disclaimer: Every effort has been made to ensure the accuracy of the information provided. Prospective purchasers are advised to carry out their own investigations.
Photo ID is required at our open home inspections for all attendees! Photographs may incorporate virtual furniture staging. All structures depicted remain unaltered.
Listing description written by Abraham Ibrahim, Harcourts Asap Narre Warren — reproduced as published, not verified by Districts.
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