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

As of February 2026, the estimated population of Bellbrae is around 1,606. This reflects an increase of 260 people since the 2021 Census, which reported a population of 1,346. The current resident population estimate by AreaSearch is 1,499, based on examination of the latest ERP data release by the ABS in June 2024 and validation of three new addresses since the Census date. This results in a population density ratio of 31 persons per square kilometer. Bellbrae's growth rate of 19.3% since the 2021 Census exceeds both the Rest of Vic. (8.1%) and the national average, indicating strong growth compared to regional peers. Interstate migration contributed approximately 53.0% of overall population gains in recent periods, with all drivers including overseas migration and natural growth being positive factors.

AreaSearch projects that Bellbrae's population will increase by 460 persons to reach 2041 based on aggregated SA2-level projections, reflecting a total increase of 19.9% over the 17-year period.

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

Bellbrae has seen approximately eight new homes approved annually, with an estimated forty homes approved between the financial years FY21-FY25. Four more have been approved in FY26 so far. On average, 6.8 people move to Bellbrae each year for every dwelling built over these five years.

This indicates substantial demand outstripping supply, leading to heightened buyer competition and pricing pressures. The average construction cost of new homes is $891,000, suggesting a focus on the premium market with high-end developments. In FY26, there have been $3.1 million in commercial approvals, reflecting Bellbrae's primarily residential nature. Compared to the rest of Victoria, Bellbrae has significantly less development activity, being 66.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing dwellings.

New developments consist of 80.0% detached dwellings and 20.0% medium to high-density housing, preserving Bellbrae's low density nature while indicating a shift towards more diverse housing options. Currently, 99.0% of homes in Bellbrae are houses, suggesting decreasing availability of developable sites. The population per approval is around 224 people, reflecting a transitioning market. By 2041, Bellbrae is projected to grow by 319 residents, with existing development levels seemingly aligned with future requirements, maintaining stable market conditions without significant price pressures.

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

Five projects identified by AreaSearch could significantly influence the local area's performance. These key projects are Jan Juc Supermarket and Apartments, Jan Juc Creek Daylighting Project Stage Two, Great Ocean Views Estate, and Jan Juc Estate.

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

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AreaSearch analysis reveals Bellbrae significantly outperforming the majority of regions assessed nationwide

Bellbrae's workforce is highly educated with notable representation in the construction sector. As of September 2025, unemployment stands at 0.4%, indicating high employment stability over the past year. The area has a workforce of 709 residents with an unemployment rate of 3.3%, below Rest of Vic.'s 3.8%.

Workforce participation is lower than average, at 57.8% compared to Rest of Vic.'s 61.4%. A significant portion, 33.1%, of Bellbrae residents work from home, potentially impacted by Covid-19 lockdowns. Dominant employment sectors include construction, health care & social assistance, and education & training. Construction is particularly strong with an employment share 1.7 times the regional level.

Conversely, manufacturing employs only 3.4% of local workers, below Rest of Vic.'s 7.7%. The area hosts more jobs than residents, with a worker-to-resident ratio of 2.0, acting as an employment hub attracting external workers. Over the 12 months to September 2025, employment and labour force remained stable in Bellbrae, contrasting with Rest of Vic.'s contraction in employment by 0.7% and rise in unemployment marginally. National employment forecasts from May-25 project a 6.6% expansion 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 this is a simplified extrapolation for illustrative purposes only.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's data for financial year 2023 shows Bellbrae's median income at $45,649 and average income at $64,275. This is below the national averages of $50,954 (median) and $62,728 (average) in Rest of Vic. By September 2025, estimated incomes would be approximately $49,415 (median) and $69,578 (average), based on an 8.25% Wage Price Index growth since financial year 2023. The 2021 Census ranks Bellbrae's household, family, and personal incomes modestly, between the 38th and 44th percentiles. In Bellbrae, 21.7% of locals earn between $400 - $799, unlike metropolitan regions where earnings predominantly fall in the $1,500 - $2,999 category at 30.3%. After housing expenses, 86.2% of income remains for other costs. Bellbrae'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

The latest Census data shows that in Bellbrae, 98.7% of dwellings were houses, with the remaining 1.3% comprising semi-detached homes, apartments, and other types. In contrast, Non-Metro Vic had 90.1% houses and 9.9% other dwellings. Home ownership in Bellbrae stood 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 Non-Metro Vic's average of $1,430. The median weekly rent in Bellbrae was $380, compared to Non-Metro Vic's $285. Nationally, Bellbrae's mortgage repayments were significantly higher at $2,300 versus the Australian average of $1,863, while rents were also higher at $380 compared to the national figure of $375.

Bellbrae has a typical household mix, with a higher-than-average 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%. The median household size is 2.5 people, larger than the Rest of Vic. average of 2.4.

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 higher than broader averages. Among residents aged 15+, 37.0% have 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 - 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.

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. These are serviced by two routes, offering a total of forty weekly passenger trips. Transport accessibility is limited, with residents typically located 1850 meters from the nearest stop. Most residents commute outward daily. Car remains the dominant mode at 94%, while 5% walk. Vehicle ownership averages 1.8 per dwelling, above the regional average.

According to the 2021 Census, a high 33.1% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages five trips per day across all routes, equating to approximately six weekly trips per individual stop.

Bellbrae's residents boast exceedingly positive health performance metrics with younger cohorts in particular seeing very low prevalence of common health conditions

Bellbrae's health outcomes data shows excellent results, with AreaSearch's assessment revealing low mortality rates and chronic condition prevalence, especially among younger cohorts.

Approximately 52% (~839 people) have private health cover, higher than the average SA2 area. The most prevalent medical conditions are arthritis (10.3%) and asthma (6.8%), while 68.3% of residents report no medical ailments, compared to 63.4% in Rest of Vic.. Bellbrae has a higher proportion of seniors aged 65 and over at 34.7% (557 people), compared to the state average of 23.9%. Health outcomes among seniors are strong but rank lower nationally than those of the broader population.

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

Bellbrae had lower cultural diversity, with 85.7% citizens, 86.5% born in Australia, and 96.6% speaking English only at home. Christianity was the predominant religion, comprising 42.7%. Judaism was overrepresented at 0.3%, compared to 0.1% regionally.

The top three ancestry groups were English (32.6%), Australian (24.8%), and Irish (13.0%). Scottish (11.6%) and Welsh (1.0%) were notably overrepresented, while Hungarian was slightly overrepresented at 0.5%.

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. Compared to the Rest of Vic. average, the 75-84 age cohort is notably over-represented at 15.9% in Bellbrae, while the 25-34 year-olds are under-represented at 5.7%. This concentration of the 75-84 cohort is well above the national average of 6.1%. Between 2021 and the present, the percentage of the population in the 75 to 84 age group has grown from 15.1% to 15.9%. Conversely, the percentage of the population in the 65 to 74 age group has declined from 13.5% to 12.2%, and the 0 to 4 age group has dropped from 3.8% to 2.7%. Population forecasts for Bellbrae indicate substantial demographic changes by 2041, with the 85+ cohort projected to grow by 78%, adding 83 residents to reach a total of 189. Meanwhile, the 65 to 74 age cohort is projected to grow by a modest 3%, an increase of 5 people.