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 › Cypress Hill Dr
$1,000,000–$1,100,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
3
Car spaces
559 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 · $1,789/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 Keen Real EstateTucked away in the highly sought-after Cypress Hills Estate is a home that feels wonderfully different from the moment you arrive. With its distinctive two-storey storybook character, timeless appeal and beautifully established surroundings, this is a home that combines warmth and personality with an impressive amount of space for the modern family.
Set behind a charming façade, the home welcomes you with a spacious formal living room centred around a gas fireplace, creating an inviting retreat for cosy evenings and relaxed entertaining. The master bedroom is privately positioned downstairs and features its own ensuite and walk-in robe, while an adjoining open library or home office provides a versatile space for working from home, reading or simply enjoying some quiet time.
At the heart of the home, the country-inspired kitchen is as charming as it is practical, featuring beautifully detailed decorative cabinetry, gas cooking and a dishwasher. It overlooks the generous open-plan dining and living zone, creating a wonderful everyday gathering space for the whole family.
However, it is the exceptional outdoor entertaining that truly sets this home apart. Bi-fold doors seamlessly connect the living area to a fully enclosed, decked alfresco where entertaining can continue throughout the seasons. Complete with a wood-fired heater and dedicated bar, this is the kind of space designed for long lunches, winter gatherings and evenings spent with family and friends.
Quality floating floorboards and carpet feature throughout, complemented by curtains and sheer window furnishings, while year-round comfort is assured with ducted heating, evaporative cooling and additional split-system cooling.
A dedicated media room, currently configured as a home theatre, provides yet another living zone, while the laundry opens to a covered outdoor area currently utilised as a home gym. This versatile space could equally become a private courtyard, additional entertaining area or quiet outdoor retreat.
Upstairs, three further bedrooms are accompanied by the main bathroom and separate toilet, while a charming landing area provides another flexible space that could be used as a small sitting area, study nook or library.
Outside, the low-maintenance backyard delivers a lovely balance of established greenery and usable space, with a lush lawn area and two garden sheds providing excellent storage.
Vehicle accommodation is equally impressive, with a double garage complemented by a single carport, providing secure parking for the family while also offering additional space for a trailer, boat or recreational vehicle.
Positioned within one of Narre Warren South's established and family-friendly pockets, the location is exceptionally convenient. You'll be close to Hillsmeade Primary School, Narre Warren South P-12 College, Heritage College and Trinity Catholic Primary School, with a range of childcare and early-learning facilities also nearby. Everyday shopping is easily taken care of at Amberly Park Shopping Centre and Casey Central, while major retail, dining and entertainment are only a short drive away at Westfield Fountain Gate.
With parks, reserves, sporting facilities, restaurants, cafes and public transport all within easy reach, and convenient access to Narre Warren's major road links and the Monash Freeway, this is a location that makes family life remarkably easy.
Full of character, wonderfully spacious and offering an entertainer's dream outdoor setting, here lies an opportunity to secure a home with genuine personality in a tightly held pocket of Narre Warren South.
Listing description written by Keenan Kleynhans, Keen Real Estate — reproduced as published, not verified by Districts.
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