94 Amberly Park Drive, Narre Warren South VIC 3805
94 Amberly Park Drive, Narre Warren South VIC 3805
Four-bedroom family house | single bathroom is the main trade-off | 450m² lot in an established pocket | Narre Warren South P-12 zone
A four-bedroom footprint on a compact 450m² lot is offered by this house, a configuration less common in a suburb where newer family stock is typically configured with two bathrooms and double garages. The single-bathroom layout is clearly seen as the functional limit here, but solid early-2000s construction is provided by the 2002 build, along with a practical internal area near 184m² and no detected overlay constraints. Its place in the Narre Warren South P-12 zone, within an established pocket near shopping and parkland, is positioned as an entry-level family house rather than a prestige product. The best fit is likely a buyer who wants four bedrooms for growing children, can accept one bathroom as a trade-off, and values school access and a manageable yard over status or showpiece finishes.
The value of this property may be tempered by the single bathroom, which is often weighed against the practical benefit of four bedrooms. The compact 450m² lot might also be considered relative to the block sizes common in this pocket, and the single car space could be viewed as a constraint for two-vehicle households. On the positive side, the absence of detected overlay constraints and the availability of FTTP NBN and 5G remove common negotiation points, while the school zone and established neighbourhood support resale demand. Condition and any prior upgrades are likely to be the final swing factors, with presentation described as well-maintained and no strong negative signals visible.
>> Comparable Sales: 8 Amberly Park Drive – $770,000 (4 bed, 2 bath) | Property Price Band: $700K – $800K | Value Drivers: single-bathroom layout, 450m² land size, school zone
Detailed Independent Property Report prepared by PropCred Analyst team for 94 Amberly Park Drive, Narre Warren South VIC 3805
Checks found:
Value Risk
Liquidity Risk
Planning Risk
1
Income Risk
1
Execution Risk
1
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Market Insight
Narre Warren South is a family-oriented southeast Melbourne suburb where demand is driven by couples with children, reflected in a dominant 10-19 age cohort and 81.6% owner-occupancy. Houses sell at a median 21 days, with 424 annual sales, while the median house price holds near $850,000 after 4.3% yearly growth. Units are tighter, at $685,000 with 11.4% growth, and deliver a 4.3% rental yield versus 3.8% for houses. Future upside rests on ongoing residential estates and Casey Central’s expansion, which supported population growth past 30,000. Constraints are emerging: house sales fell 18.2% year-on-year, auction clearance dropped to 34.9%, and average days on market extended to 45, signalling a cooling market despite firm long-term fundamentals.
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PropCred Estimated Value
Bedrooms
4
Bathroom
1
Parking
1
Land
450m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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