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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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Bellbrae has an estimated 1,606 residents, up from 1,346 at the 2021 Census — a change of 260 people, or 19.3%. Growth has averaged 5.4% a year over five years, faster than 90% of areas nationally. Interstate and internal migration accounts for 53.0% of that increase. Density is about 32 people per square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Bellbrae's population is estimated at around 1,606 as of Feb 2026. This reflects an increase of 260 people since the 2021 Census, which reported a population of 1,346. The change was inferred from AreaSearch's estimate of 1,499 residents following examination of ABS ERP data released in June 2024, along with three validated new addresses since the Census date. This level of population equates to a density ratio of 31 persons per square kilometer. Bellbrae's 19.3% growth since the 2021 census exceeded Rest of Vic.'s 8.1% and the national average, marking it as a growth leader in the region.
Population growth was primarily driven by interstate migration contributing approximately 53.0%. AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area released in 2024 with 2022 as the base year. For areas not covered, AreaSearch utilises 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. Considering projected demographic shifts, a significant population increase is forecast for Bellbrae, expected to expand by 466 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 22.4% in total over the 17 years.
Frequently Asked Questions - Population
39 new dwellings have been approved in Bellbrae over the past five years, an average of 7 a year. That places the area in the 65th percentile for residential development activity nationally, about 4 approvals per 1,000 residents a year. Approvals are currently running at an annualised 6, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Based on AreaSearch analysis using ABS building approval numbers from statistical area data, Bellbrae has seen around 7 new homes approved annually. Over the past five financial years, between FY-21 and FY-25, approximately 39 homes were approved, with an additional 4 approved so far in FY-26. On average, about 6.9 people moved to the area for each dwelling built during these years. This substantial lag in supply compared to demand typically results in heightened buyer competition and pricing pressures. The average construction value of new homes is $891,000, indicating a focus on the premium market with high-end developments.
This financial year has also seen $3.1 million in commercial approvals, reflecting Bellbrae's primarily residential nature. Compared to the rest of Victoria, Bellbrae has significantly less development activity, at 67.0% below the regional average per person, which usually reinforces demand and pricing for existing dwellings. The new developments consist of 80.0% detached dwellings and 20.0% medium and high-density housing, preserving the area's low density nature while attracting space-seeking buyers. This represents a shift from Bellbrae's current housing composition, which is 99.0% houses. With around 224 people per approval, Bellbrae reflects a transitioning market. According to AreaSearch's latest quarterly estimate, Bellbrae is expected to grow by 359 residents through to 2041. Construction pace is maintaining reasonable growth, but buyers may face increasing competition as the population grows.
Frequently Asked Questions - Development
Development applications around Bellbrae
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 99 current infrastructure and development projects close to Bellbrae, worth an estimated $21.4 billion. 35 are already under construction and 41 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Changes to local infrastructure significantly affect an area's performance. AreaSearch identified five projects that could impact this area. Notable ones are Jan Juc Supermarket and Apartments, Jan Juc Creek Daylighting Project Stage Two, Great Ocean Views Estate, and Jan Juc Estate. The following details the most relevant projects.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Jan Juc Estate
A low-density residential estate project by TW Projects located on the Great Ocean Road featuring ocean views. The development comprises 15 large residential lots, each with a minimum size of 2000sqm.
Jan-Juc Supermarket & Residential
A $10 million two-storey mixed-use development that will establish Jan Juc's first supermarket. The project includes an 845 sqm boutique supermarket and bottle shop on the ground floor with basement parking, alongside six residential dwellings on the first floor. It has secured planning approval following a favourable VCAT decision.
Jan Juc Creek Daylighting Project Stage Two
Stage Two of the project to return the urban waterway of Jan Juc Creek to a more natural state. Works include removing an old low-flow drainage pipe, reforming creek banks, replanting indigenous vegetation, constructing an inland wetland, and replacing the existing boardwalk. As of July 2026, the wetland, sediment basins, and creek bank works are complete and wildlife including herons, ducks, frogs and dragonflies has returned to the area. Design refinements mean the project is now awaiting final approvals before construction can resume on the remaining works, which include replacing the pathway and relocating excavated soil.An unanticipated number of cultural artefacts were found on site, and Council is working with Traditional Owners to manage this material appropriately before works are completed.
Great Ocean Road Intersection Improvements
Traffic intersection improvements along the Great Ocean Road and surrounding areas to enhance traffic flow, pedestrian safety, and reduce congestion. Includes new turning lanes, raised priority crossings, and traffic management upgrades partly funded under the 2025-2026 Black Spot Program.
Stretton Estate
A residential estate in Torquay built on community, health and lifestyle principles, offering land lots and townhomes with views over White's Beach. Features wetlands, green spaces, and a 1.2km linear park connecting Surf Coast Secondary College to Torquay Coast Primary School. Currently selling Stage 9, with the estate set to exceed 500 lots upon completion.
Great Ocean Views Estate
Great Ocean Views Estate is an established residential land subdivision on Great Ocean Road, Torquay, directly opposite the RACV Resort and Torquay Golf Course, and overlooking Spring Creek Reserve. The estate is within walking distance of Torquay town centre, front and surf beaches, and the Linear Reserve walking track. Development proceeded in stages, with 44 allotments (ranging from 335 to 491 square metres) sold across Stages 1A, 1B, 2 and 3, and a final release of 9 allotments (412 to 765 square metres) in Stages 3A and 4.Custom homes on estate lots have been built by local builders including Pivot Homes, and completed properties are now transacting on the resale market.
Surf View Estate
A major residential land estate in Torquay featuring multiple stages of development with lots offering ocean views and proximity to beaches. The estate is positioned near Spring Creek Reserve with some lots providing ocean views over Spring Creek and Torquay Golf Club.
Spring Creek Precinct Structure Plan (PSP)
The Spring Creek Precinct Structure Plan covers a 245-hectare area west of Torquay, planned to accommodate between 1,700 and 2,100 dwellings[cite: 1]. The plan balances urban development with the preservation of natural assets, including Bellarine Yellow Gum vegetation and Wadawurrung cultural heritage[cite: 1]. The planning amendment and development contribution frameworks remain under active review by the Victorian Planning Authority and Surf Coast Shire[cite: 1].
708 residents of Bellbrae are employed, from a labour force of 711. Unemployment sits at 0.4%, with participation at 56.8%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.7% nationally over five years. That reflects industry composition only and makes no allowance for local population growth, so in an area growing as fast as this one it understates the likely rise in local jobs. The working-day population is estimated at 2,889, about 180% of the resident population, so the area draws in more workers than it sends out. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Bellbrae has an educated workforce with the construction sector being notably well-represented. As of December 2025, its unemployment rate was 0.4%. Over the past year, employment remained relatively stable. In comparison to Regional Vic., Bellbrae had a lower unemployment rate of 3.3% versus 3.7%, but workforce participation was slightly lower at 56.8% compared to 61.5%. A significant portion of residents worked from home, with 33.1% doing so according to Census responses. The dominant employment sectors were construction, health care & social assistance, and education & training. Construction stood out with an employment share 1.7 times higher than the regional level.
Conversely, manufacturing employed only 3.4% of local workers compared to Regional Vic.'s 7.7%. Bellbrae hosted more jobs than residents, with a ratio of 2.0 workers per resident, indicating it functions as an employment hub attracting workers from surrounding areas. Between December 2024 and December 2025, labour force levels decreased by 0.6% in Bellbrae, accompanied by a 0.4% decrease in employment, which led to a slight fall in unemployment of 0.1 percentage points. In contrast, Regional Vic. experienced a 0.6% contraction in employment and a 0.7% decline in labour force over the same period. Jobs and Skills Australia's national employment forecasts from May-25 project that national employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Bellbrae's employment mix suggests local employment should increase by 6.7% over five years and 13.5% over ten years, though these are simple weighted extrapolations for illustrative purposes and do not account for localized population projections.
Frequently Asked Questions - Employment
Median household income in Bellbrae is $1,556 a week (about $81,000 a year), with median personal income at $776 a week. ATO records put median taxable income at $45,649 a year against an average of $64,275. The average runs 41% above the median, a wider spread than most areas and a sign of a concentrated group of high earners. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
AreaSearch's latest postcode level ATO data for financial year ending June 2023 shows that median income in Bellbrae is $45,649 and average income is $64,275. This contrasts with Regional Vic.'s figures of a median income of $50,954 and an average income of $62,728. Based on Wage Price Index growth of 8.25% since financial year ending June 2023, current estimates for Bellbrae would be approximately $49,415 (median) and $69,578 (average) as of September 2025. According to the 2021 Census, household, family, and personal incomes in Bellbrae rank modestly, between the 38th and 44th percentiles.
The earnings profile shows that 21.7% of locals (348 people) fall into the $400 - $799 income category, unlike metropolitan regions where the $1,500 - $2,999 category is predominant at 30.3%. After housing expenses, 86.2% of income remains for other expenses. The area's SEIFA income ranking places it in the 9th decile.
Frequently Asked Questions - Income
Bellbrae had 450 occupied dwellings at the 2021 Census, 99% detached houses and 0% apartments. 36% are owned with a mortgage, 6% rented and 58% owned outright. At that Census the median rent was $380 a week and the median mortgage repayment $2,300 a month. Rent absorbs 24.4% of household income here and mortgage repayments 34.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Bellbrae's dwelling structure in its latest Census showed 98.7% houses and 1.3% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Regional Vic.'s 90.1% houses and 9.9% other dwellings. Home ownership in Bellbrae was at 58.0%, with mortgaged dwellings at 36.3% and rented ones at 5.7%. The median monthly mortgage repayment was $2,300, higher than Regional Vic.'s average of $1,430. Median weekly rent in Bellbrae was recorded at $380, compared to Regional Vic.'s $285. Nationally, Bellbrae's mortgage repayments were significantly higher than the Australian average of $1,863, while rents exceeded the national figure of $375.
Frequently Asked Questions - Housing
Bellbrae counted 450 households at the 2021 Census, an estimated 537 today, averaging 2.5 people each. 33% are couples with children, against 36% couples without children. 25% of households are people living alone, and families average 2.1 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
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%. The median household size is 2.5 people, larger than the Regional Vic. average of 2.4.
Frequently Asked Questions - Households
37.0% of adults in Bellbrae hold a university qualification, including 26.2% with a bachelor degree and 7.8% with postgraduate qualifications, higher than 99% of areas nationally. A further 18.6% hold a vocational qualification. 1 school serves the area, with 477 enrolment places and an average ICSEA of 1,121 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Bellbrae's educational attainment is notably higher than broader averages. Among residents aged 15 and above, 37.0% possess university qualifications, compared to 21.7% in the rest of Victoria and 28.6% in the SA4 region. This indicates a significant educational advantage for the area, positioning it well for knowledge-based opportunities. Bachelor degrees are most prevalent at 26.2%, followed by postgraduate qualifications (7.8%) and graduate diplomas (3.0%). Vocational credentials are also prominent, with 33.2% of residents aged 15 and above holding such qualifications - advanced diplomas account for 14.6% and certificates for 18.6%.
Educational participation is high in Bellbrae, with 33.7% of residents currently enrolled in formal education. This includes 14.3% in primary education, 10.0% in secondary education, and 3.0% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Getting around Bellbrae means driving: households keep an average of 1.8 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
Bellbrae has six active public transport stops, served by two routes offering a total of forty weekly passenger trips. The area's transport accessibility is limited, with residents located an average of 1850 meters from the nearest stop. Most residents commute outward daily, primarily using cars (94%), while 5% walk. On average, there are 1.8 vehicles per dwelling in Bellbrae, above the regional norm. According to the 2021 Census, 33.1% of residents work from home, potentially due to COVID-19 conditions. Across all routes, service frequency averages five trips per day, equating to approximately six weekly trips per individual stop.
Service frequency averages 5 trips per day across all routes, equating to approximately 6 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
68.3% of residents in Bellbrae report no long-term health condition, a healthier profile than 88% of areas nationally. 5.1% need daily assistance with core activities, and 52.3% hold private health cover. The standardised death rate runs at 4.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
AreaSearch's assessment of Bellbrae shows excellent health outcomes, with younger cohorts having very low prevalence of common conditions. Private health cover stands at approximately 52%, higher than the average SA2 area (839 people). The most prevalent medical conditions are arthritis (10.3%) and asthma (6.8%), while 68.3% report no medical ailments, compared to 63.4% in Regional Vic.. Bellbrae has a higher proportion of seniors aged 65 and over at 33.1%, or 531 people, than Regional Vic.'s 23.9%. Senior health outcomes are strong but rank lower nationally than the broader population.
Frequently Asked Questions - Health
Bellbrae is largely Australian-born, at 86.5% of residents, with 3.4% speaking a language other than English at home. The largest reported ancestries are English (32.6%) and Australian (24.8%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Bellbrae had low cultural diversity, with 85.7% citizens, 86.5% born in Australia, and 96.6% speaking English only at home. Christianity was the predominant religion, at 42.7%. Judaism, however, was overrepresented at 0.3%, compared to Regional Vic's 0.1%. In terms of ancestry, the top groups were English (32.6%), Australian (24.8%), and Irish (13.0%). There were notable differences in other ethnicities: Scottish (11.6% vs regional 8.8%), Welsh (1.0% vs 0.4%), and Hungarian (0.5% vs 0.2%) were overrepresented.
Frequently Asked Questions - Diversity
The median resident of Bellbrae is 52, older than 94% of areas nationally. 14.1% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age in Bellbrae is 52 years, significantly higher than Regional Vic.'s average of 43 and well above the national norm of 38. The 75-84 age group is notably over-represented in Bellbrae at 14.8%, compared to Regional Vic.'s average, while the 25-34 age group is under-represented at 6.1%. This concentration of the 75-84 cohort is well above the national average of 6.1%. Between 2021 and present, the 25-34 age group has grown from 5.0% to 6.1% of Bellbrae's population. Conversely, the 65-74 cohort has declined from 13.5% to 12.2%, and the 0-4 age group has dropped from 3.8% to 2.7%.
Population forecasts for 2041 indicate substantial demographic changes in Bellbrae. The 85+ cohort is projected to grow by 84%, adding 82 residents to reach 180, while the 65-74 cohort grows by a modest 1% (2 people).
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Bellbrae
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2024 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 3 months ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2024 release), and new dwellings built since Census night are counted from address data — 3 validated new addresses here. The headline figure is therefore a current estimate for Feb 2026, not a 2021 count (1,347 at the 2021 Census → 1,606 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Feb 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL20195). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.