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

Bellbrae's population, as of November 2025, is estimated at around 1,601 people. This figure reflects an increase of 255 individuals since the 2021 Census, which reported a population of 1,346 people in the Bellbrae statistical area (Lv2). The change was inferred from AreaSearch's estimation of the resident population at 1,499 following examination of ABS's latest ERP data release in June 2024 and an additional three validated new addresses since the Census date. This level of population results in a density ratio of 31 persons per square kilometer. The Bellbrae (SA2) experienced an 18.9% growth rate since the 2021 census, surpassing both the non-metro area's 7.9% and the national average growth rates. Interstate migration contributed approximately 53.0% of overall population gains during recent periods in Bellbrae (SA2), with other drivers such as overseas migration and natural growth also being positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises the VIC State Government's Regional/LGA projections released in 2023, making adjustments employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group from these aggregations are applied across all areas for years 2032 to 2041. Future population trends indicate a significant increase in the top quartile of Australian non-metropolitan areas, with Bellbrae (SA2) expected to grow by 455 persons by 2041 based on aggregated SA2-level projections. This reflects an overall increase of 20.1% over the 17-year period from 2025 to 2041.

Recent residential development output has been above average within Bellbrae when compared nationally

Bellbrae has recorded approximately eight residential properties granted approval per year. Over the past five financial years, from FY21 to FY25, around 40 homes were approved, with four more approved in FY26 so far. On average, about 6.8 people moved to the area annually for each dwelling built during these years, indicating high demand outpacing supply.

The average construction value of new homes was $891,000, suggesting a focus on premium developments. This year, $3.1 million in commercial approvals have been registered, showing limited commercial development activity compared to the rest of Victoria, where Bellbrae has 66.0% less development activity per person. The recent construction comprises 80.0% detached dwellings and 20.0% townhouses or apartments, maintaining the area's low-density character while reflecting a shift from the current housing mix of 99.0% houses. Bellbrae reflects a transitioning market with around 224 people per approval. By 2041, AreaSearch estimates an increase of 321 residents, suggesting steady market conditions with balanced construction rates and future demand, without excessive price pressure.

Looking ahead, Bellbrae is expected to grow by 321 residents through to 2041 (from the latest AreaSearch quarterly estimate). Present construction rates appear balanced with future demand, fostering steady market conditions without excessive price pressure.

Bellbrae has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified five projects likely affecting the region. Notable projects include Jan Juc Supermarket and Apartments, Jan Juc Creek Daylighting Project Stage Two, Great Ocean Views Estate, and Jan Juc Estate. The following list details those 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 an educated workforce, notably in the construction sector. Its unemployment rate is 0.4%, stable over the past year (AreaSearch data).

As of September 2025712 residents are employed, with a 3.3% lower unemployment rate than Rest of Vic.'s 3.8%. Workforce participation lags at 47.3%. Key industries include construction, health care & social assistance, and education & training. Construction stands out with an employment share 1.7 times the regional level.

Manufacturing employs only 3.4% locally, below Rest of Vic.'s 7.7%. The area hosts more jobs than residents (2.0 workers per resident), attracting external workers. Over a year, employment and labour force each increased by 0.1%, keeping unemployment steady while Rest of Vic. saw contractions and marginal unemployment rise. Statewide in VIC, as of 25-Nov-25, employment grew by 1.13% (adding 41,950 jobs), with a state unemployment rate of 4.7%. National forecasts project total employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Bellbrae's mix suggests local employment could increase by 6.7% over five years and 13.5% over ten years, though this is a simple extrapolation for illustrative purposes only.

Income levels sit below national averages according to AreaSearch assessment

Bellbrae's income level is lower than average nationally, per latest ATO data aggregated by AreaSearch for financial year 2023. The suburb's median income among taxpayers is $45,649, with an average income of $64,275. These figures compare to Rest of Vic.'s median and average incomes of $50,954 and $62,728 respectively. Based on Wage Price Index growth of 8.25% since financial year 2023, current estimates for Bellbrae would be approximately $49,415 (median) and $69,578 (average) as of September 2025. According to 2021 Census figures, household, family, and personal incomes in Bellbrae rank modestly, between the 38th and 44th percentiles. Income analysis shows that the largest segment comprises 21.7% earning $400-$799 weekly (347 residents), differing from metropolitan patterns where $1,500-$2,999 dominates with 30.3%. After housing costs, 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

Dwelling structure in Bellbrae, as evaluated at the 2016 Census, consisted of 98.7% houses and 1.3% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro Vic.'s 93.0% houses and 7.0% other dwellings. Home ownership in Bellbrae was at 58.0%, with the remainder of dwellings either mortgaged (36.3%) or rented (5.7%). The median monthly mortgage repayment in Bellbrae was $2,300, above Non-Metro Vic.'s average of $1,950. Median weekly rent in Bellbrae was recorded at $380, compared to Non-Metro Vic.'s $402. Nationally, Bellbrae's mortgage repayments were 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 account for 73.6% of all households, consisting of 32.5% couples with children, 36.0% couples without children, and 3.7% single parent families. Non-family households constitute the remaining 26.4%, with lone person households at 25.1% and group households comprising 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

Bellbrae's educational attainment is notably high, with 37.0% of residents aged 15+ having university qualifications, compared to 21.7% in the rest of Victoria and 28.6% in the SA4 region. Bachelor degrees are most prevalent at 26.2%, followed by postgraduate qualifications (7.8%) and graduate diplomas (3.0%). Vocational credentials are also common, with 33.2% of residents aged 15+ 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 education, 10.0% in secondary education, and 3.0% pursuing tertiary education.

Educational participation is notably high, 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.

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

Bellbrae has six active public transport stops operating within its boundaries. These stops are served by a mix of buses operating along two routes. Together, these routes provide 40 weekly passenger trips.

The accessibility of the transport system in Bellbrae is rated as limited, with residents typically located approximately 1850 meters from the nearest transport stop. On average, there are five trips per day across all routes, resulting in about six 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 (~836 people), compared to 57.1% across Rest of Vic..

The most common medical conditions are arthritis and asthma, impacting 10.3 and 6.8% of residents respectively, while 68.3% declare themselves completely clear of medical ailments, compared to 66.8% across Rest of Vic.. The area has 35.1% of residents aged 65 and over (561 people), which is higher than the 24.2% in Rest of Vic.. 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, as per the findings, had a cultural diversity below average. Its population was predominantly Australian citizens, with 85.7% holding citizenship, and 86.5% being born in Australia. English was the primary language spoken at home by 96.6%.

Christianity was the major religion, practiced by 42.7% of Bellbrae's population. Notably, Judaism, though a minority, was overrepresented at 0.3%, compared to the regional average of 0.1%. In terms of ancestry, English (32.6%), Australian (24.8%), and Irish (13.0%) were the top three groups represented in Bellbrae's population. Some other ethnic groups also showed notable differences: Scottish was overrepresented at 11.6% compared to the regional average of 9.7%, Welsh at 1.0% versus 0.6%, and Hungarian at 0.5% against the regional average of 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 well above the national norm of 38. The 75-84 age cohort is notably over-represented in Bellbrae at 15.8%, compared to Rest of Vic.'s average, while the 25-34 age group is under-represented at 5.8%. This concentration of the 75-84 cohort is well above the national figure of 6.0%. Between 2021 and the present, the proportion 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 2.7%. Population forecasts for Bellbrae indicate substantial demographic changes by 2041, with the strongest projected growth in the 85+ cohort at 79%, adding 83 residents to reach a total of 189. In contrast, numbers in the 65-74 age range are expected to fall by 0%.