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 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.

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

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.

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

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.

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

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.

Income levels sit below national averages according to AreaSearch assessment

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.

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

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.

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 Regional 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 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.

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, 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.

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

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.

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

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.

Bellbrae ranks among the oldest 10% of areas nationwide

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).