Carrum Downs vs Narre Warren
Property investment comparison - Carrum Downs, VIC 3201 vs Narre Warren, VIC 3805
Head-to-head across core investment metrics: Carrum Downs wins 3, Narre Warren wins 1. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Carrum Downs | Narre Warren |
|---|---|---|
| Median house price | $810K | $810K |
| Median unit price | $620K | $620K |
| Gross rental yield (houses) | 3.76% | - |
| Gross rental yield (units) | 4.50% | 4.56% |
| 1-year house growth | +11.0% | +6.6% |
| 3-year house growth | +19.0% | +11.4% |
| Vacancy rate | 0.8% | 1.1% |
| Population | 21,976 | 27,689 |
Carrum Downs vs Narre Warren: what the numbers say
Houses cost about the same in both suburbs: the median house price is $810K in Carrum Downs and $810K in Narre Warren.
Over the past year house prices moved +11.0% in Carrum Downs and +6.6% in Narre Warren, so recent momentum favours Carrum Downs, although both suburbs recorded growth.
Looking back three years, Carrum Downs houses are +19.0% and Narre Warren houses +11.4%, so Carrum Downs has compounded faster than Narre Warren over the longer window.
Rental vacancy is 0.8% in Carrum Downs and 1.1% in Narre Warren, so landlords in Carrum Downs face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Narre Warren is the bigger suburb, with a population of 27,689 against 21,976, larger than Carrum Downs; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Carrum Downs for recent price momentum, Carrum Downs for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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