Bendigo Surrounds - North
Statistical Area - sa2

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

Bendigo Surrounds - North's population is approximately 5,715 as of Aug 2025. This represents an increase of 781 people since the 2021 Census, which recorded a population of 4,934. The change is inferred from ABS data indicating an estimated resident population of 5,400 in June 2024 and an additional 421 validated new addresses since the Census date. This results in a population density ratio of 4.0 persons per square kilometer. Bendigo Surrounds - North's growth rate of 15.8% since the 2021 census exceeds that of the SA4 region (5.0%) and the non-metro area, positioning it as a growth leader in the region. Interstate migration contributed approximately 81.3% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year, and VIC State Government's Regional/LGA projections released in 2023 for areas not covered by ABS data. Future population trends forecast a significant increase in the top quartile of national regional areas, with Bendigo Surrounds - North expected to expand by 2,270 persons to 2041, recording a gain of 34.1% over the 17 years.

AreaSearch assessment of residential development activity positions Bendigo Surrounds - North among the top 25% of areas assessed nationwide

Bendigo Surrounds - North has recorded approximately 65 residential properties granted approval annually. Development approval data is produced by the ABS on a financial year basis, with 327 homes approved over the past five financial years between FY-21 and FY-25, and an additional 15 approved in FY-26. On average, around 2.1 people have moved to the area per new home constructed over these five years, indicating solid demand that supports property values. New homes are being built at an average expected construction cost value of $436,000.

In FY-26, $14.6 million in commercial development approvals have been recorded, suggesting steady commercial investment activity. Compared to the Rest of Vic., Bendigo Surrounds - North has 83.0% more building activity per person, providing buyers with ample choice and reflecting strong developer confidence in the location. New development consists predominantly of standalone homes at 98.0%, with townhouses or apartments making up the remaining 2.0%, preserving the area's low density nature and attracting space-seeking buyers. With approximately 94 people per approval, Bendigo Surrounds - North reflects a developing area. Looking ahead, it is projected that Bendigo Surrounds - North will grow by 1,950 residents through to 2041.

Current construction rates appear balanced with future demand, fostering steady market conditions without excessive price pressure.

Bendigo Surrounds - North has emerging levels of nearby infrastructure activity, ranking in the 20thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 95 projects that could affect the region. Notable initiatives include Goornong Railway Station, Huntly Growth Area, Huntly Structure Plan, and Huntly Railway Station. The following list details projects likely to have the most relevance.

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

Bendigo Surrounds - North has seen below average employment performance when compared to national benchmarks

Bendigo Surrounds - North had in June 2025 an unemployment rate of 3.4%, with an estimated employment growth of 1.2% over the past year. The area's workforce was balanced across white and blue collar jobs, with manufacturing and industrial sectors strongly represented.

As of that date, 2,534 residents were employed, with a participation rate matching Rest of Vic.'s 57.4%. Key industries included health care & social assistance, agriculture, forestry & fishing, and construction, with the latter having employment levels at 1.9 times the regional average. Accommodation & food services had limited presence, at 4.5% compared to 6.9% regionally. Over the preceding year, employment increased by 1.2%, while labour force rose by 1.7%, leading to a 0.4 percentage point rise in unemployment.

Statewide, Vic.'s Sep-25 data showed employment growth of 1.08% year-on-year, with an unemployment rate of 4.7%. Jobs and Skills Australia forecasts national employment expansion at 6.6% over five years and 13.7% over ten years. Applying these projections to Bendigo Surrounds - North's industry mix suggests local growth of approximately 5.7%% over five years and 12.5% over ten years.

Income levels sit below national averages according to AreaSearch assessment

Income data from AreaSearch's latest postcode level ATO figures for financial year 2022 shows that median income in Bendigo Surrounds - North was $49,613, while average income stood at $61,583. This is lower than the national averages of $48,741 (median) and $60,693 (average) for Rest of Vic. Based on Wage Price Index growth of 10.11% since financial year 2022, estimated incomes as of March 2025 would be approximately $54,629 (median) and $67,809 (average). The 2021 Census revealed that household, family, and personal incomes in Bendigo Surrounds - North rank modestly between the 25th and 33rd percentiles. Income brackets indicate that 35.0% of individuals fall within the $1,500 - 2,999 range, similar to the surrounding region at 30.3%. Housing costs allow for retention of 89.1%, but disposable income is below average at the 39th percentile.

Bendigo Surrounds - North is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

Dwelling structure in Bendigo Surrounds - North, as per the latest Census, was 98.7% houses and 1.3% other dwellings. Compared to Non-Metro Vic., which had 96.5% houses and 3.6% other dwellings. Home ownership in Bendigo Surrounds - North was at 44.9%, with the rest being mortgaged (44.6%) or rented (10.5%). Median monthly mortgage repayment was $1,300, higher than Non-Metro Vic.'s average of $1,083. Median weekly rent was $230, compared to Non-Metro Vic.'s $190. Nationally, Bendigo Surrounds - North's median monthly mortgage repayment was lower at $1,300 than the Australian average of $1,863, and median weekly rent was lower at $230 than the national figure of $375.

Bendigo Surrounds - North has a typical household mix, with a higher-than-average median household size

Family households comprise 75.7% of all households, including 32.7% couples with children, 33.2% couples without children, and 8.5% single parent families. Non-family households make up the remaining 24.3%, with lone person households at 22.2% and group households comprising 2.1% of the total. The median household size is 2.5 people, larger than the Rest of Vic. average of 2.3.

Educational outcomes in Bendigo Surrounds - North fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area's university qualification rate is 16.3%, significantly lower than Victoria's average of 33.4%. Bachelor degrees are the most common at 11.2%, followed by graduate diplomas (2.7%) and postgraduate qualifications (2.4%). Vocational credentials are prevalent, with 43.1% of residents aged 15+ holding such qualifications, including advanced diplomas (9.7%) and certificates (33.4%). Educational participation is high at 29.7%, comprising primary education (11.8%), secondary education (8.8%), and tertiary education (2.9%).

Bendigo Surrounds - North has five schools with a combined enrollment of 109 students, serving distinct age groups with balanced educational opportunities (ICSEA: 984). School capacity is limited locally at 1.9 places per 100 residents compared to the regional average of 7.4, leading many families to travel for schooling.

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

Bendigo Surrounds - North has 15 active public transport stops. These are served by a mix of trains and buses, totalling 22 individual routes. Collectively, these routes provide 199 weekly passenger trips.

Residents' access to transport is limited, with an average distance of 786 meters to the nearest stop. On average, there are 28 trips per day across all routes, which equates to approximately 13 weekly trips per individual stop.

Health performance in Bendigo Surrounds - North is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Bendigo Surrounds - North faces substantial health challenges, with common conditions prevalent across both younger and older age groups. Approximately 51% (~2,891 people) have private health cover, compared to 48.1% in Rest of Vic.

The most common conditions are arthritis (11.6%) and asthma (10.3%), while 61.5% report no medical ailments, compared to 59.7% in Rest of Vic. 21.1% of residents are aged 65 and over (1,203 people), lower than the 26.4% in Rest of Vic. Health outcomes among seniors present challenges but perform better than the general population.

The latest Census data sees Bendigo Surrounds - North placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Bendigo Surrounds-North, surveyed in August 2016, showed cultural diversity below average. 88.7% were Australian citizens, 93.4% born there, and 97.7% spoke English only at home. Christianity dominated with 48.9%.

This was lower than the regional average of 51.0%. Ancestry-wise, Australians topped at 34.4%, followed by English (31.6%) and Irish (9.9%). Notably, Scottish (9.2%), Maltese (0.5%), and German (3.5%) were relatively more represented than regionally (10.0%, 0.4%, and 3.1% respectively).

Bendigo Surrounds - North hosts an older demographic, ranking in the top quartile nationwide

Bendigo Surrounds - North's median age of 45 years is modestly higher than Rest of Vic.'s 43, and considerably older than Australia's national norm of 38. Compared to the average in Rest of Vic., the 55-64 cohort is notably over-represented at 16.1% locally, while those aged 85+ are under-represented at 1.2%. Between 2021 and the present, the population aged 15 to 24 has grown from 9.9% to 12.1%, while the 25 to 34 cohort increased from 8.9% to 10.3%. Conversely, the 45 to 54 age group declined from 13.9% to 12.4%, and the 5 to 14 age group dropped from 12.5% to 11.0%. By 2041, demographic modeling suggests Bendigo Surrounds - North's age profile will change significantly. The 35 to 44 cohort is projected to grow by 68%, from 680 people to 1,141. Meanwhile, numbers in the 55 to 64 age range are expected to decrease by approximately 4%.