James Haupt
9 Hansen Court, Narre Warren, Vic 3805
$700,000 - $770,000 | Auction Unless Sold Prior
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Auction Saturday 18 July 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Narre Warren — Boonwurrung and Woiwurrung Country
Originally a rural outpost known for orchards and grazing, the area shifted toward residential development in the 1970s. The opening of Westfield Fountain Gate in 1980 transformed the suburb into a major regional commercial centre.
Today, it is a bustling activity centre characterized by large-scale retail, modern civic architecture like Bunjil Place, and diverse housing ranging from 1980s brick veneers to modern townhouses.
Overall Score
7.8
A high-performing all-rounder that balances employment opportunities with family infrastructure.
Name Origin
Derived from the Narre Warren pastoral run, likely a corruption of an Aboriginal term for 'small hills' or 'red earth'.
Established
1860s
Retail Giant
Home to Westfield Fountain Gate, the second largest shopping centre in Australia.
Cultural Hub
Bunjil Place is an award-winning $125 million precinct featuring a theatre, library, and gallery.
Infrastructure
The recent Webb Street Level Crossing Removal has significantly improved local traffic flow.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.2
Steady demand driven by first-home buyers and upsizers from inner-south-east suburbs.
Amenity
9.5
Exceptional access to retail, dining, and civic services within the Fountain Gate precinct.
Schools
7.5
Strong local primary options and proximity to elite private schools in Berwick.
Transport
7.0
Good rail access via the Pakenham line, though road congestion remains a persistent issue.
Risk Profile
8.5
Low environmental risk with stable, long-term capital growth prospects.
Liveability
8.0
High due to the 'everything-at-your-doorstep' nature of the central hub.
Demographics
7.8
Diverse, family-oriented population with a high percentage of multi-generational households.
Rental Demand
8.2
Consistently low vacancy rates due to the proximity to major employment hubs.
Growth Potential
7.4
Supported by ongoing infrastructure investment in the City of Casey.
Affordability
6.8
More expensive than neighboring Clyde, but offers better established value than Berwick.
Crime & Safety
6.2
Typical for a major commercial hub; higher activity around the station and mall after hours.
Walkability
5.8
High near the CBD/Fountain Gate, but very car-dependent in the residential fringes.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$845,000
Projected 2026 median
Median Unit
$595,000
Strong townhouse demand
12mo Growth
4.8%
Steady capital appreciation
Vacancy Rate
1.1%
Extremely tight rental market
Family Ratio
78%
Predominantly family households
CBD Commute
45-60m
Via Monash Fwy or Pakenham Line
✅ Key Advantages
- Unrivaled retail and entertainment options at Westfield Fountain Gate.
- World-class civic facilities and library at Bunjil Place.
- Excellent proximity to the Monash Freeway for city or Gippsland access.
- Strong mix of public and private schooling options within a 5km radius.
- Mature, leafy streetscapes in the established northern pockets.
- High rental yield potential for investors compared to inner-city suburbs.
⚠️ Key Watch-Outs
- Severe traffic congestion on Narre Warren-Cranbourne Road during peak hours.
- Noise pollution for properties backing onto the Monash Freeway or Pakenham rail line.
- Higher crime statistics associated with the large shopping precinct and transit hub.
- Limited nightlife options outside of the major shopping centre chain restaurants.
- Potential for over-development of medium-density townhouses in older pockets.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Suburban Hub
How this suburb feels day-to-day.
🏠 Property Types
Primarily detached 3-4 bedroom houses, with an increasing volume of modern townhouses.
Dominant dwelling stock.
💰 Price Range
$620k – $1.25m
Typical entry to ceiling.
💡 Why It Matters
Narre Warren serves as the functional capital of the Casey growth corridor. It offers a 'middle-ring' lifestyle at an 'outer-ring' price point, making it a primary target for families seeking long-term stability.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$845,000
$750k – $1.1m
🏢 Unit Median
$595,000
$520k – $680k
📈 Price Trend
+4.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $580pw, Units $490pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized following the 2023-24 rate hikes, with the 2025-26 period showing renewed growth as buyers are priced out of Berwick.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Melbourne metro median
Price comparison
📋 Income Ratio
7.4x average household income
Median price ÷ median income
💳 Gross Yield
3.9% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than the inner-east, Narre Warren has transitioned from a 'cheap' entry-level suburb to a premium regional hub.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+8.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young families, retail workers from Fountain Gate, and healthcare professionals from nearby Casey Hospital.
💼 Investor Outlook
Strong. The combination of low vacancy and high amenity makes this a low-risk defensive asset. Townhouses near the station are particularly high-yielding.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.8%
1-Year Growth
+14.2% cumulative
3-Year Growth
+24.3% cumulative
5-Year Growth
📍 Growth Drivers
- Completion of the Webb Street level crossing removal and new station precinct.
- Ongoing expansion of the Monash Freeway and arterial road upgrades.
- Continued population overflow from the more expensive Berwick and Beaconsfield.
- The 'Bunjil Place effect' enhancing local cultural appeal and property values.
- High employment self-sufficiency within the City of Casey.
⛔ Headwinds
- Rising land tax and interest rate sensitivity for the local mortgage belt.
- Competition from newer, master-planned estates in Clyde North.
- Infrastructure lag in road capacity vs population density.
🔮 5-Year Outlook
Expect moderate, steady growth of 4-6% annually. Narre Warren is no longer a speculative 'boom' suburb but a mature market that tracks closely with Melbourne's overall health.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
6
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
8% above metro average crime rate (driven by retail theft)
Relative comparison
Risk Categories
Theft from Motor Vehicle: Medium
Property Damage: Low
Retail/Commercial Incidents: High
📋 What to Check Locally
Check specific street data; safety varies significantly between the quiet northern courts and the high-traffic areas near the station.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are related to traffic congestion and localized drainage issues in older pockets.
🌊 Flood Risk
Low risk generally, though some properties near Troups Creek are subject to Special Building Overlays (SBO).
🔥 Bushfire Risk
Very low risk for the main residential areas; slightly higher in the Narre Warren North fringe.
🏦 Insurance Impact
Standard premiums apply; no significant 'red-flag' zones for major insurers.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
GRZ1 (General Residential Zone - Schedule 1)
🔲 Overlays
SBO (Special Building Overlay), DDO (Design and Development Overlay)
🏗️ Development Hotspots
Older large blocks within 800m of Narre Warren Station being converted to 3-4 unit sites.
Zoning allows for moderate densification, which supports land value but may change the character of quiet cul-de-sacs.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Pakenham line train service and multiple bus routes; Monash Freeway access is excellent but prone to delays.
🛍️ Amenity & Retail
Top-tier. Westfield Fountain Gate provides everything from high-end retail to essential services.
🌲 Parks & Recreation
Good access to Lysterfield Park (nearby) and local reserves like Max Pawsey Reserve.
🏫 Schools
Strong public options (Narre Warren North Primary) and easy access to Berwick's private school corridor.
🏥 Healthcare
Excellent proximity to Casey Hospital and St John of God Berwick (approx. 5-10 mins drive).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A multicultural family stronghold with a high proportion of home ownership and trade-based occupations.
💵 Median Income
$88,400 pa (Household)
🏠 Ownership
68% owner-occupied (with mortgage), 28% renting
🎂 Age Profile
Median age 35
🎓 Education
High percentage of vocational (TAFE) and secondary completions; growing tertiary segment.
📊 Age Distribution
The high owner-occupier rate and young median age suggest a stable, long-term community with high pride of ownership.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus has shifted from greenfield expansion to infrastructure refinement and civic enhancement.
📈 Positive Impacts
- Webb Street Level Crossing Removal (completed) improving local transit.
- Upgrades to the Narre Warren-Cranbourne Road corridor.
- Expansion of medical facilities at the Casey health precinct.
📉 Negative Impacts
- Ongoing construction noise and detours during road widening projects.
- Increased density in residential streets reducing street parking availability.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Berwick
Position
East
Price
15-20% more expensive
Lifestyle
More prestigious, 'village' feel, elite schools.
Best for
Established professionals and prestige buyers.
📍Narre Warren South
Position
South
Price
5-10% cheaper
Lifestyle
Newer homes, larger blocks, but further from the train.
Best for
Large families on a budget.
📍Hampton Park
Position
West
Price
15% cheaper
Lifestyle
More affordable, older stock, higher crime perception.
Best for
First home buyers and budget investors.
📍Hallam
Position
North-West
Price
Similar
Lifestyle
Industrial/residential mix, less retail amenity.
Best for
Workers in local industry.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Wantirna South
VIC
8.2/10
Both are major retail hubs (Knox vs Fountain Gate) with strong family demographics.
Epping
VIC
7.5/10
Northern equivalent with a major shopping centre and hospital precinct.
Castle Hill
NSW
8.5/10
Major retail dominance and family-centric suburban sprawl (though more expensive).
Chermside
QLD
7.9/10
Brisbane's equivalent of a major shopping-centric residential hub.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the convenience and family infrastructure, though many express frustration with traffic and the 'busy-ness' of the Fountain Gate area.
★★★★☆
Convenience
I never have to leave the suburb for anything; the shops, doctors, and schools are all within 5 minutes.
Amenity
Traffic
★★★★★
Bunjil Place
Bunjil Place is a game changer. Having a world-class library and theatre nearby makes it feel less like a 'fringe' suburb.
Culture
Community
★★★☆☆
Transport
The new station is great, but the Monash is a nightmare every single morning. You have to leave before 6:30 AM.
Train Station
Road Congestion
★★★★☆
Schools
Narre Warren North Primary is fantastic, and we feel safe in our little court. It's a great place to raise kids.
Education
Safety
★★★★☆
Rental Yield
I've never had a vacancy longer than a week here. The demand from retail workers is constant.
Demand
Growth
★★★☆☆
Noise
The suburb is getting much busier and noisier than it used to be. Too many townhouses going up in quiet streets.
Development
Quietness
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties north of the Monash Freeway for a more established, leafy feel.
- Check for Special Building Overlays (SBO) if looking at properties near Troups Creek.
- Test the commute at 8:00 AM on a Tuesday to understand the true impact of local traffic.
- Look for homes with 600sqm+ land for better long-term capital growth potential.
- Verify if any major townhouse developments are planned for neighboring blocks.
❓ Questions to Ask the Agent
- Is this property within a Special Building Overlay (SBO) for drainage?
- What are the specific school zones for this address this year?
- Are there any planned medium-density developments on this street?
- How does the freeway noise level change during peak hour at this specific house?
- Has the property had any issues with soil movement or reactive clay?
- What is the current internet connectivity (NBN) type available here?
- Are there any easements on the property that would prevent a future pool or shed?
🏷️ Seller Strategy
- Highlight proximity to Bunjil Place and Fountain Gate as key lifestyle drivers.
- Ensure outdoor entertaining areas are well-presented, as this is a high priority for local families.
- Address any noise concerns from the freeway with high-quality fencing or double glazing.
- Market heavily to the 'upsizer' demographic from Dandenong and Hallam.
- Consider a short campaign (21 days) given the high demand and low stock levels.
📣 Positioning Tips
Position the property as a 'lifestyle hub' home. Emphasize that in a rising fuel-cost environment, having all amenities within walking or short-driving distance is a major financial asset.
💼 Investment Case
Narre Warren offers a superior yield-to-growth ratio compared to inner-Melbourne.
⚠️ Investment Risks
Over-supply of townhouses in specific pockets could dampen rental growth in the short term.
📈 Action Plan
- Target 3-bedroom houses on full-sized blocks for maximum land value.
- Look for properties within 1.5km of the station to attract professional tenants.
- Focus on 'renovator delights' in the northern pocket to manufacture equity.
- Ensure the property has cooling, as this is a non-negotiable for tenants in this corridor.
🔑 Renter Tips
- Have your application ready immediately after the first inspection.
- Look for properties with solar panels to offset rising energy costs.
- Check the proximity to bus routes if you don't have two cars.
🏘️ What Renters Love Here
Unbeatable access to shopping and entertainment.
⚠️ Renter Watch-Outs
Parking can be difficult in townhouse-heavy streets.
🏢 Landlord Strategy
- Regularly review rents to keep pace with the high demand in Casey.
- Invest in high-quality heating/cooling to retain long-term family tenants.
- Maintain gardens to a 'low-maintenance' standard to appeal to busy families.
📋 Compliance & Management
Ensure all smoke alarm and gas/electrical safety checks are up to date as per 2021 Victorian rental laws.
🤝 Agent Insights
- Stock is tightly held; most owners stay for 10+ years.
- The 'Berwick overflow' is the biggest buyer segment right now.
- Buyers are increasingly wary of high-density townhouse developments.
🎯 Marketing Angles
The '15-minute city' lifestyle where work, play, and education meet.
👤 Target Buyer Profile
Young families with 1-2 children and professional couples working in the south-east.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school catchment zones via findmyschool.vic.gov.au.
✓
Order a building and pest inspection with a focus on slab integrity.
✓
Check the Section 32 for any unusual council overlays.
✓
Assess the distance to the nearest high-voltage power lines.
✓
Review the Casey Council planning portal for nearby permits.
✓
Visit the street on a Friday night to assess noise and safety.
✓
Confirm the functionality of all heating and cooling systems.
✓
Check for unapproved structures like pergolas or sheds in the backyard.
✓
Measure the driving time to the Monash Freeway entrance during peak hour.
✓
Inspect the condition of the fencing, especially if backing onto a reserve.
✓
Verify the age of the hot water system and switchboard.
✓
Check for any signs of dampness or poor drainage in the sub-floor.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or investment advice. Data is based on 2026 projections and historical trends. Buyers should conduct their own independent research and seek professional legal and financial counsel before purchasing property.
