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 › Osmington Circle
$820,000–$870,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
561 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
$820,000–$870,000
Asking range · $1,462/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
-5.4%
Median sale
Suburb $866,500
+0.21 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.
$49,993 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 3.9%. 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 Your Expert Real EstateImmaculately presented with fresh professional paint and brand-new, premium quality Godfrey Hirst carpets throughout, this spacious 4-bedroom family home delivers the perfect balance of comfort, safety, and turn-key convenience – with nothing more to spend. Tucked away in a peaceful, low-traffic residential circle, this property has been carefully prepared so you can move straight in with zero immediate maintenance or renovation costs.
The location offers a genuine "leave-the-car-at-home" footprint. Enjoy superb walkability with Eve Central Shopping Centre (featuring an IGA, chemist, and local dining) just a flat, 5-minute stroll away, while the major supermarkets, cafes, and medical facilities of Casey Central Shopping Centre are only moments down the road. Nearby childcare centres, parks, and playgrounds cater perfectly to growing families.
Positioned in an enviable educational sweet spot, the morning school run is a breeze. Forget the traffic gridlock-your children can easily walk to both Hillsmeade Primary School and the highly coveted Alkira Secondary College.
Key Property Features:
• Complete Interior Refresh: Genuinely "move-in ready" with pristine new paint and brand-new, plush premium carpeting throughout.
• A Peaceful Circle Setting: Tucked away in a private, court-like circle, this home offers a quiet, low traffic sanctuary - providing a safe haven for kids and an escape from the growing congestion and pass through traffic of busy suburban through-streets.
• Dual Distinct Living Zones: Step through the welcoming covered front porch into a light-filled formal front lounge, perfectly complemented by a separate, spacious open-plan family and dining wing at the heart of the home.
• Central Hostess Kitchen: Features a commanding central island bench overlooking the primary living zone, fully equipped with stainless-steel appliances (including dishwasher) and ample bench / preparation space.
• Private Master Retreat: Generously proportioned (4.0 x 3.7m) and secluded at the front of the home, complete with a spacious walk-in robe, full ensuite, and a peaceful outlook. Positioned directly across from the front formal lounge, it creates an ideal, self-contained parental wing for quiet evening relaxation away from the main family hub.
• Separate Family Wing: Three additional well-sized bedrooms, all fitted with built-in robes and serviced by a central family bathroom.
• Abundant Family Storage: Thoughtfully designed to keep household clutter at bay, featuring a massive triple linen cupboard in the hallway, a double-door kitchen pantry, double built-in robes in bedrooms 2 and 3, and an extra-large triple built-in robe in bedroom 4.
• Remote Control Double Lock-up Garage: Featuring a rear roller shutter for seamless drive-through access to the backyard – perfect for trailers or additional storage. Also includes a handy side door opening directly onto the covered front verandah – providing fully sheltered, undercover walk-through access straight to the front door.
• Family Sized Allotment: An ample 561 sqm (approx.) clear land footprint, complete with a paved rear outdoor patio area perfect for weekend BBQs and outdoor dining, overlooking a safe, expansive lawn space for kids and pets to enjoy.
• Additional Specifications - Freshly Painted, New Godfrey Hirst Premium Carpets, large light filled laundry with handy bench and external access, ducted heating, large reverse cycle split system for cooling / heating, dishwasher and low maintenance garden surrounds.
Do not miss an outstanding opportunity to secure a beautifully updated, low-maintenance family home in one of the area's premier, family-friendly pockets.
Call now to book an appointment .
Listing description written by Vandana Dewan, Your Expert Real Estate — reproduced as published, not verified by Districts.
Also look at
2 Terrace Gardens, Narre Warren South VIC 3805
4-bed house for sale. Asking $900K–$990K.
36 Terrapin Dr, Narre Warren South VIC 3805
4-bed house for sale. Asking $700K–$770K.
101 Robinswood Pde, Narre Warren South VIC 3805
4-bed house for sale. Asking $890K–$950K.
75 Beauford Ave, Narre Warren South VIC 3805
4-bed house for sale. Asking $780K–$850K.