11 Cotton Field Way, Narre Warren South VIC 3805
11 Cotton Field Way, Narre Warren South VIC 3805
4 bed, 2 bath, 2 car | study and drive-through access | family-oriented estate location | built 2005 on a 536m² lot | positioned near suburb median.
This property is competitively strong for its combination of a study, multiple living zones, and drive-through rear access on a 536m² block, which is a practical configuration for families needing flexible space and extra vehicle storage. Built in 2005, the house is in a mature estate where the housing stock is relatively consistent, and the fresh presentation suggests it has been updated to meet current buyer expectations. It serves best an owner-occupier family seeking a large, move-in ready home with good access to schools, shopping, and freeway commuting, and its features align with long-term family demand rather than short-term investor turnover.
What may materially affect the property’s value or sale price is the inconsistency in reported floor area, as one source suggests 250m² while another indicates 185m², which could influence how buyers compare it to similar houses. The absence of bushfire, flood, or heritage overlays reduces planning risk, but the 47% building coverage might limit future extension options. The property’s asking range sits around the suburb median, so price growth will likely depend on how the market values the study and drive-through access relative to more standard family homes in the area.
Detailed Independent Property Report prepared by PropCred Analyst team for 11 Cotton Field Way, Narre Warren South VIC 3805
Checks found:
Value Risk
✓
Liquidity Risk
!
1
Planning Risk
✓
Income Risk
✓
Execution Risk
✓
Market Insight
Narre Warren South is a family-oriented suburb experiencing steady residential growth, supported by expanding retail amenities. Demand is primarily driven by owner-occupying families, creating a competitive sales environment with properties transacting quickly. Recent price growth has been solid, though market conditions show signs of softening with increased time on market and lower auction clearance rates. Future growth is underpinned by ongoing development and population increase, yet key risks include rising market supply and sensitivity to broader economic conditions affecting buyer activity.
PropCred Estimated Value
Bedrooms
4
Bathroom
2
Parking
2
Land
536m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
·
Reviewed by Matt Proctor, Principal Analyst
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