Narre Warren North at a glance
8,074
People
$1,550,000
Median sale
$571/wk
Median rent
1.92%
Suburb gross yield
Median sale from 34 recorded sales (last 12 months) — a Districts calculation.
VIC › Narre Warren North › Montbrae Circuit
$1,290,000
Last sold
7 July 2026
5
Bedrooms
2
Bathrooms
2
Car spaces
658 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
Last sold
$1,290,000
7 July 2026 · derived via latest_sale
Local land rate: recorded House sales in Narre Warren North (last 5 years) with land size have a median of $901/m² of land (n=65). Districts calculation from recorded sales — not a valuation.
Narre Warren North at a glance
8,074
People
$1,550,000
Median sale
$571/wk
Median rent
1.92%
Suburb gross yield
Median sale from 34 recorded sales (last 12 months) — a Districts calculation.
Vs Narre Warren North
-16.8%
Median sale
Suburb $1,550,000
+0.38 pp
Gross yield
Suburb 1.92%
Suburb median $1,550,000 from 34 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 $571/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 North at a glance
8,074
People
$1,550,000
Median sale
$571/wk
Median rent
1.92%
Suburb gross yield
Median sale from 34 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Area Specialist SolutionsIts Addressed:
Nestled within the prestigious Montbrae Estate in Narre Warren North, this expansive 41-square residence delivers refined family living with exceptional space, premium upgrades, and timeless elegance. Brilliantly designed with soaring 9ft ceilings downstairs, the home offers an impressive sense of scale across four separate living zones and five generously sized bedrooms, creating the perfect balance of luxury and practicality for growing, established or multi-generational families.
Thoughtfully designed for flexibility, the versatile floorplan is complemented by two beautifully updated bathrooms plus a powder room, with the potential to easily create a dedicated third bathroom if desired. The fifth bedroom also provides an ideal option for generational living, guest accommodation, or a private home office setup.
At the heart of the home, the completely renovated kitchen showcases premium engineered stone benchtops and splashback, quality stainless steel appliances, updated tapware, refreshed cabinetry and new handles - seamlessly blending style with everyday functionality. Multiple living and dining spaces ensure there is room for the entire family to relax and entertain, while the formal lounge and dining domain creates a stunning focal point, enhanced by a feature gas fireplace and elegant sheer curtains throughout, adding warmth and sophistication to the interiors.
The oversized master retreat offers a true parents’ sanctuary, beautifully appointed with twin vanities, bath, shower, and walk in robe. With stunning views to top it off. The remaining bathrooms continue the premium feel with sleek stone finishes, quality cabinetry, and modern basins. A spacious laundry with a stone benchtop further enhances the home's thoughtful design and practicality.
Stepping outside, the covered alfresco provides the perfect setting for year-round entertaining, a generously sized yet low-maintenance backyard ideal for children and families to enjoy. Positioned within a tightly held estate, the home also enjoys beautiful views and an unbeatable lifestyle location, just a short 2-minute walk to Bayview Park and the iconic 1001 Steps walking track.
Positioned for absolute convenience, the home is only moments from Parkhill Plaza, quality schools, public transport, parks, and recreational facilities. Enjoy easy access to Westfield Fountain Gate, Main Street Berwick, and the M1 Freeway, ensuring seamless connectivity and an enviable lifestyle.
Additional features include:
Gas fireplace
Ducted heating
Evaporative cooling
Split system air conditioning
6.6kW solar panel system
Ducted Vacuum system
Oversized bedrooms and expansive living zones
Updated kitchen and bathrooms throughout
Low-maintenance allotment
Four separate living areas
Premium family-focused floorplan
Porcelain Tiles
Tasmanian Oak Cabinetry
Ornate mouldings, skirts and cornices
Downlights throughout
Oversized double garage
Views out to Port Phillip Bay
This home is a statement of space, quality, and lifestyle in one of Narre Warren North’s most sought-after estates.
Note: Every care has been taken to verify the accuracy of the details in this advertisement, however, we cannot guarantee its correctness. Photos are for illustration purposes only. Prospective purchasers/tenants are requested to take such action as is necessary to satisfy themselves with any pertinent matters.
Listing description written by Boyd Jones, Area Specialist Solutions — reproduced as published, not verified by Districts.
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