Bellbrae

Bellbrae lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

Based on analysis of Australian Bureau of Statistics (ABS) population updates for Bellbrae's broader area, and new addresses validated by AreaSearch since the Census, Bellbrae's population is estimated at around 1,549 as of Nov 2025. This reflects an increase of 203 people (15.1%) since the 2021 Census, which reported a population of 1,346 people. The change is inferred from the resident population of 1,527 estimated by AreaSearch following examination of the latest Education and Workforce Released Population (ERP) data release by the ABS in June 2024, along with an additional 3 validated new addresses since the Census date. This level of population equates to a density ratio of 30 persons per square kilometer. Bellbrae's 15.1% growth since the 2021 census exceeded the non-metro area (6.0%), and the national average, marking it as a growth leader in the region. Population growth for the suburb was primarily driven by interstate migration that contributed approximately 53.0% of overall population gains during recent periods, although all drivers including overseas migration and natural growth were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each Statistical Area Level 2 (SA2) area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the VIC State Government's Regional/LGA projections released in 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group from these aggregations are also applied across all areas for years 2032 to 2041. Considering the projected demographic shifts, a significant population increase in the top quartile of national non-metropolitan areas is forecast. Based on aggregated SA2-level projections, the suburb is expected to expand by 470 persons to 2041, reflecting an increase of 25.1% in total over the 17 years.

Residential development activity is slightly higher than average within Bellbrae when compared nationally

Bellbrae has seen approximately 8 new homes approved annually based on AreaSearch analysis of ABS building approval numbers. Over the past five financial years, from FY-21 to FY-25, around 43 homes were approved, with another 3 approved so far in FY-26.

Each year, an average of 6.3 people moved to the area for each dwelling built during these years. This supply lagging demand indicates heightened buyer competition and pricing pressures. Developers focus on the premium market, with new homes averaging $891,000 in construction cost value. Compared to the Rest of Vic., Bellbrae has significantly less development activity, 63.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing properties.

Recent construction comprises 82.0% detached dwellings and 18.0% townhouses or apartments, maintaining the area's traditional low density character with a focus on family homes appealing to those seeking space. This reflects a considerable change from the current housing mix, which is currently 99.0% houses. Bellbrae reflects a transitioning market, with around 324 people per approval. Looking ahead, Bellbrae is expected to grow by 388 residents through to 2041, according to the latest AreaSearch quarterly estimate. Building activity is keeping pace with growth projections, though buyers may experience heightened competition as the population grows.

Bellbrae has moderate levels of nearby infrastructure activity, ranking in the 44thth percentile nationally

Five projects are identified by AreaSearch as likely impacting the area: Spring Creek Precinct Structure Plan (PSP), Jan Juc Supermarket and Apartments, Great Ocean Views Estate, and Jan Juc Creek Daylighting Project Stage Two. These projects are considered key and most relevant.

Professional plan users can use the search below to filter and access additional projects.

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Bellbrae ranks among the top 25% of areas assessed nationally for overall employment performance

Bellbrae has a well-educated workforce. The construction sector is notably represented with an unemployment rate of 0.4% and estimated employment growth of 3.0% in the past year, according to AreaSearch's aggregation of statistical area data.

As of June 2025721 residents are employed while the unemployment rate is 3.4% lower than Rest of Vic.'s rate of 3.8%. Workforce participation lags at 47.3%, compared to Rest of Vic.'s 57.4%. Employment is concentrated in construction, health care & social assistance, and education & training. Construction stands out with an employment share of 1.7 times the regional level, while manufacturing employs only 3.4% of local workers, below Rest of Vic.'s 7.7%.

There are 2.0 workers for every resident, indicating Bellbrae functions as an employment hub attracting workers from surrounding areas. In the 12-month period ending June 2025, employment increased by 3.0%, labour force also rose by 3.0%, leaving unemployment broadly flat. This contrasts with Rest of Vic., where employment contracted by 0.9%, labour force fell by 0.4%, and unemployment rose by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest potential future demand within Bellbrae. Applying these projections to Bellbrae's employment mix, local employment is estimated to increase by 6.7% over five years and 13.5% over ten years.

Income levels sit below national averages according to AreaSearch assessment

Bellbrae's income level is approximately average nationally according to ATO data aggregated by AreaSearch for financial year 2022. Bellbrae's median income among taxpayers is $45,649 and the average income stands at $64,275. This compares to figures for Rest of Vic., which are $48,741 and $60,693 respectively. Based on Wage Price Index growth of 12.16% since financial year 2022, current estimates would be approximately $51,200 (median) and $72,091 (average) as of September 2025. According to 2021 Census figures, household, family and personal incomes all rank modestly in Bellbrae, between the 38th and 44th percentiles. Income analysis reveals the largest segment comprises 21.7% earning $400 - 799 weekly (336 residents), differing from patterns across the metropolitan region where $1,500 - 2,999 dominates with 30.3%. After housing, 86.2% of income remains for other expenses and the area's SEIFA income ranking places it in the 9th decile.

Bellbrae is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

In Bellbrae, as per the latest Census evaluation, 98.7% of dwellings were houses, with the remaining 1.3% comprising semi-detached homes, apartments, and other types of dwellings. This contrasts with Non-Metro Vic., where 93.0% of dwellings were houses and 7.0% were other dwellings. Home ownership in Bellbrae stood at 58.0%, with mortgaged dwellings making up 36.3% and rented dwellings accounting for 5.7%. The median monthly mortgage repayment in the area was $2,300, exceeding Non-Metro Vic.'s average of $1,950. Meanwhile, the median weekly rent in Bellbrae was $380, compared to Non-Metro Vic.'s $402. Nationally, Bellbrae's mortgage repayments were significantly higher than the Australian average of $1,863, while rents exceeded the national figure of $375.

Bellbrae has a typical household mix, with a fairly typical median household size

Family households constitute 73.6% of all households, including 32.5% couples with children, 36.0% couples without children, and 3.7% single parent families. Non-family households comprise the remaining 26.4%, with lone person households at 25.1% and group households making up 1.7% of the total. The median household size is 2.5 people, which aligns with the average for the Rest of Vic.

Bellbrae demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

In Bellbrae, educational attainment is notably high among residents aged 15 and above, with 37.0% holding university qualifications compared to the broader Victorian average of 21.7%. This figure also exceeds the SA4 region's average of 28.6%. The area's residents demonstrate a significant educational advantage, with bachelor degrees being the most common qualification at 26.2%, followed by postgraduate qualifications (7.8%) and graduate diplomas (3.0%). Vocational credentials are also prevalent in Bellbrae, with 33.2% of residents aged 15 and above holding such qualifications, including advanced diplomas (14.6%) and certificates (18.6%). Educational participation is high, with 33.7% of residents currently enrolled in formal education, comprising 14.3% in primary, 10.0% in secondary, and 3.0% in tertiary education.

Bellbrae Primary School serves the local community, enrolling 477 students as of a recent date. The school exhibits significant socio-educational advantages and academic achievement (ICSEA score: 1121). There is one primary school in Bellbrae, with secondary educational options available in nearby areas. The area functions as an education hub, offering 30.8 school places per 100 residents, which is significantly higher than the regional average of 12.3. This attracts students from surrounding communities to Bellbrae's educational facilities.

Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Transport analysis shows six active stops operating in Bellbrae, serving mixed bus routes. Four routes service these stops, offering 55 weekly passenger trips collectively. Transport accessibility is rated limited, with residents typically located 1850 meters from the nearest stop.

Service frequency averages seven trips per day across all routes, equating to approximately nine weekly trips per individual stop.

Health performance in Bellbrae is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Bellbrae faces significant health challenges with common health conditions prevalent across both younger and older age cohorts. The rate of private health cover is approximately 52% of the total population (~809 people), which is higher than the average SA2 area but lower than Rest of Vic at 56.2%.

The most common medical conditions are arthritis and asthma, impacting 10.3% and 6.8% of residents respectively. However, 68.3% of residents declare themselves completely clear of medical ailments compared to 66.8% across Rest of Vic. The area has a higher proportion of seniors aged 65 and over at 35.1% (543 people) compared to Rest of Vic at 24.2%. Health outcomes among seniors are strong, performing better than the general population in health metrics.

Bellbrae is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Bellbrae, surveyed in 2016, had a culturally homogeneous population: 85.7% were citizens, 86.5% born in Australia, and 96.6% spoke English only at home. Christianity was the predominant religion, accounting for 42.7%. Judaism, however, was overrepresented at 0.3%, compared to 0.1% regionally.

In terms of ancestry, the top three groups were English (32.6%), Australian (24.8%), and Irish (13.0%). Notable divergences included Scottish (11.6% vs regional 9.7%), Welsh (1.0% vs 0.6%), and Hungarian (0.5% vs 0.2%).

Bellbrae ranks among the oldest 10% of areas nationwide

The median age in Bellbrae is 52 years, which is significantly higher than Rest of Vic.'s average of 43 and also above the national norm of 38. The 75-84 age group is notably over-represented in Bellbrae at 15.8%, compared to Rest of Vic.'s average, while the 25-34 year-olds are under-represented at 5.8%. This concentration of the 75-84 cohort is well above the national figure of 6.0%. Between 2021 and present, the percentage of the population aged 25 to 34 has grown from 5.0% to 5.8%, while the 0 to 4 age group has declined from 3.8% to 2.8%. Population forecasts for Bellbrae in the year 2041 indicate substantial demographic changes, with the 85+ cohort projected to grow by 85%, adding 86 residents to reach a total of 189. Meanwhile, the 65 to 74 age group is expected to grow by a modest 4% (an increase of 7 people).