Narre Warren at a glance
28,665
People
$796,500
Median sale
$568/wk
Median rent
3.71%
Suburb gross yield
Median sale from 26 recorded sales (last 12 months) — a Districts calculation.
VIC › Narre Warren › The Mapless
$2,200,000–$2,400,000
For sale
Asking range
6
Bedrooms
5
Bathrooms
4
Car spaces
850 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
$2,200,000–$2,400,000
Asking range · $2,588/m² of land
No recorded sale for this property.
Narre Warren at a glance
28,665
People
$796,500
Median sale
$568/wk
Median rent
3.71%
Suburb gross yield
Median sale from 26 recorded sales (last 12 months) — a Districts calculation.
Vs Narre Warren
+176.2%
Median sale
Suburb $796,500
-2.37 pp
Gross yield
Suburb 3.71%
Suburb median $796,500 from 26 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.
$130,314 on top of the price (5.9% 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'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 $568/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 1.3%. 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 at a glance
28,665
People
$796,500
Median sale
$568/wk
Median rent
3.71%
Suburb gross yield
Median sale from 26 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by LJ Hooker DandenongShowcasing striking architectural form, soaring proportions and luxurious family versatility, this exceptional six bedroom residence delivers a rare opportunity to secure premium living on a superb 850sqm (approx.) allotment in a tightly held Narre Warren pocket. Designed for multi generational comfort, lifestyle entertaining and everyday ease, it offers an uncompromising level of space both inside and out.
A dramatic façade sets the tone, opening to a double height void and spectacular ceiling heights of approximately 3.7 metres on the ground floor and 5.4 metres upstairs creating a breathtaking sense of scale rarely achieved in residential design. Premium engineered timber flooring, plush soft pile carpets and statement chandeliers enrich every space with warmth and sophistication.
The ground floor provides outstanding flexibility with a private master suite, home office/study, formal dining and multiple living zones ideal for hosting guests. Zoned digital climate panels ensure year round comfort, complemented by a secure video intercom system and CCTV cameras for peace of mind.
The central family and meals hub is bathed in natural light, anchored by a superbly appointed kitchen with stone surfaces, abundant storage, commercial grade appliances and an adjoining second kitchen perfect for seamless entertaining. Sliding doors open to a vast outdoor pavilion for effortless alfresco dining and summer enjoyment.
Upstairs, a spacious living retreat offers versatility for teenagers or extended family. Two additional master bedrooms each feature their own walk in robe and private ensuite, ensuring privacy and independence for every generation. A rear decking terrace captures leafy elevated views, enhancing the home's openness and lifestyle appeal.
Beautifully landscaped grounds wrap the residence, complemented by double
glazed windows, a secure gated entry and a double garage with internal access.
Highlights:
Expansive 850sqm (approx.) allotment
Three luxurious master suites (WIR + ensuite) across both levels
Six bedrooms + dedicated home office/study
Five bathrooms / multiple living zones
Theatre room
Two designer kitchens with stone finishes and commercial
grade appliances
Spectacular 3.7 m & 5.4 m ceiling heights
Premium timber flooring & soft
pile carpets
Statement pendant chandeliers
CCTV security and video intercom system
Double glazed windows & zoned climate control
Outdoor pavilion + elevated decking terrace Gated entry & double garage with internal access Perfectly positioned near quality schools, parklands, bus routes, Westfield Fountain Gate and freeway access, this residence defines grandeur, comfort and contemporary family living.
Homes of this calibre are not simply lived in they are experienced.
Disclaimer:
Every reasonable effort has been made to ensure the accuracy of the information provided; however, neither the vendor, agent, nor agency makes any representation or warranty as to its completeness or correctness. The floor plans provided are for illustrative purposes only and should be treated as such. No liability is accepted for any inaccuracies or omissions in the details or dimensions represented.
As the property may be subject to private inspections, the sale status could change prior to scheduled Open Homes. Prospective buyers are advised to verify the current availability of the property before attending any inspection.
Listing description written by Rohullah Paykari, LJ Hooker Dandenong — reproduced as published, not verified by Districts.