Bendigo Surrounds - North

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

Based on AreaSearch's analysis, Bendigo Surrounds - North's population is around 5,577 as of Feb 2026. This reflects an increase of 643 people (13.0%) since the 2021 Census, which reported a population of 4,934 people. The change is inferred from the estimated resident population of 5,395 from the ABS as of June 2024 and an additional 425 validated new addresses since the Census date. This population level equates to a density ratio of 3.9 persons per square kilometer, providing ample space per person. Bendigo Surrounds - North's 13.0% growth since the 2021 census exceeded the SA3 area (6.2%) and the SA4 region, marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration, which contributed approximately 81.3% of overall population gains during recent periods, although all drivers, including natural growth and overseas migration, were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilizing the 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. Growth rates by age group from these aggregations are also applied across all areas for years 2032 to 2041. As we examine future population trends, a significant population increase in the top quartile of national regional areas is forecast, with the area expected to expand by 2,270 persons by 2041 based on the latest annual ERP population numbers, recording a gain of 37.4% in total 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 around 65 residential properties granted approval per year, with 327 homes approved over the past 5 financial years (between FY-21 and FY-25) and 29 so far in FY-26. With an average of 2.1 new residents per year gained for each dwelling built over the past 5 financial years (between FY-21 and FY-25), suggesting solid demand that supports property values, new homes are being built at an average value of $308,000. Additionally, $14.6 million in commercial approvals have been registered this financial year, indicating steady commercial investment activity.

Relative to the Rest of Vic., Bendigo Surrounds - North has 83.0% more building activity (per person), which should provide buyers with ample choice. This is substantially higher than the national average, suggesting strong developer confidence in the location. New development consists of 98.0% standalone homes and 2.0% townhouses or apartments, preserving the area's low-density nature with an emphasis on detached housing attracting space-seeking buyers. At around 94 people per approval, Bendigo Surrounds - North reflects a developing area.

Looking ahead, Bendigo Surrounds - North is expected to grow by 2,088 residents through to 2041 (from the latest AreaSearch quarterly estimate). Building activity is keeping pace with growth projections, though buyers may experience heightened competition as the population grows.

Bendigo Surrounds - North has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 88 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Goornong Railway Station, Huntly Growth Area, Huntly Structure Plan, and Huntly Railway Station, with the list below detailing those likely to be of most relevance.

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

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

Employment performance in Bendigo Surrounds - North has been broadly consistent with national averages

Bendigo Surrounds - North has a balanced workforce spanning white and blue collar employment, with manufacturing and industrial sectors strongly represented, an unemployment rate of only 3.3%, and 2.3% in estimated employment growth over the past year. As of December 2025, 2,683 residents are in work while the unemployment rate is 0.4% below Regional Vic.'s rate of 3.7%, and workforce participation is on par with Regional Vic.'s 61.5%. Based on Census responses, a moderate 17.7% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

Leading employment industries among residents comprise health care & social assistance, agriculture, forestry & fishing, and construction. The area demonstrates a particularly notable concentration in agriculture, forestry & fishing, with employment levels at 1.9 times the regional average. Meanwhile, accommodation & food has a limited presence with 4.5% employment compared to 6.9% regionally. The area appears to offer limited employment opportunities locally, as indicated by the count of the Census working population versus the resident population.

Based on AreaSearch analysis of SALM and ABS data, the 12-month period saw employment increasing by 2.3% alongside the labour force increasing by 2.1%, resulting in unemployment falling by 0.2 percentage points. This contrasts with Regional Vic., where employment contracted by 0.6%, the labour force fell by 0.7%, and unemployment fell 0.1 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Bendigo Surrounds - North. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Bendigo Surrounds - North's employment mix suggests local employment should increase by 5.7% over five years and 12.5% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for FY-23 reveals that income in the Bendigo Surrounds - North SA2 is below the national average, with the median assessed at $51,601 while the average income stands at $60,690. 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 FY-23, current estimates would be approximately $55,858 (median) and $65,697 (average) as of September 2025. From the 2021 Census, household, family and personal incomes all rank modestly in Bendigo Surrounds - North, between the 24th and 32nd percentiles. Income brackets indicate 35.0% of the population (1,951 individuals) fall within the $1,500 - 2,999 income range, aligning with the surrounding region where this cohort likewise represents 30.3%. Housing costs are manageable with 89.1% retained, though disposable income sits below average at the 39th percentile.

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

Dwelling structure within Bendigo Surrounds - North, as evaluated at the latest Census, comprised 98.7% houses and 1.3% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional Vic.'s 90.1% houses and 9.9% other dwellings. Meanwhile, the level of home ownership within Bendigo Surrounds - North was higher than that of Regional Vic., at 44.9%, with the remainder of dwellings either mortgaged (44.6%) or rented (10.5%). The median monthly mortgage repayment in the area was below the Regional Vic. average at $1,300, while the median weekly rent figure was recorded at $230, compared to Regional Vic.'s $1,430 and $285. Nationally, Bendigo Surrounds - North's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are substantially below the national figure of $375.

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

Family households dominate at 75.7% of all households, comprising 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 of 2.5 people is larger than the Regional Vic. average of 2.4.

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

The area faces educational challenges, with university qualification rates (16.3%) substantially below the VIC average of 33.4%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 11.2%, followed by graduate diplomas (2.7%) and postgraduate qualifications (2.4%). Trade and technical skills feature prominently, with 43.1% of residents aged 15+ holding vocational credentials, including advanced diplomas (9.7%) and certificates (33.4%).

Educational participation is notably high, with 29.7% of residents currently enrolled in formal education. This includes 11.8% in primary education, 8.8% in secondary education, and 2.9% pursuing tertiary education.

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

Public transport analysis reveals 15 active transport stops operating within Bendigo Surrounds - North, comprising a mix of train services. These stops are serviced by 10 individual routes, collectively providing 149 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 786 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 94%, with 4% walking. Vehicle ownership averages 2.1 per dwelling, which is above the regional average. Some 17.7% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 21 trips per day across all routes, equating to approximately 9 weekly trips per individual stop.

Health performance in Bendigo Surrounds - North is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Bendigo Surrounds - North faces significant health challenges, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Common health conditions are somewhat prevalent across both younger and older age cohorts, and the rate of private health cover is relatively low at approximately 49% of the total population (~2,743 people). The national average is 55.7%.

The most common medical conditions in the area are arthritis and asthma, impacting 11.6% and 10.3% of residents, respectively, while 61.5% declared themselves as completely clear of medical ailments compared to 63.4% across Regional Vic. The working-age population faces notable health challenges with elevated chronic condition rates. The area has 21.1% of residents aged 65 and over (1,175 people), which is lower than the 23.9% in Regional Vic. Health outcomes among seniors present some challenges, with national rankings broadly in line with 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 was found to be below average in terms of cultural diversity, with 88.7% of its population being citizens, 93.4% born in Australia, and 97.7% speaking English only at home. The main religion in Bendigo Surrounds - North is Christianity, which makes up 48.9% of people in the area. This compares to 47.3% across Regional Vic..

In terms of ancestry (country of birth of parents), the top three represented groups in Bendigo Surrounds - North are Australian, comprising 34.4% of the population, English, comprising 31.6% of the population, and Irish, comprising 9.9% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Scottish is notably overrepresented at 9.2% of Bendigo Surrounds - North (vs 8.8% regionally), Maltese at 0.5% (vs 0.5%) and German at 3.5% (vs 3.5%).

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

Bendigo Surrounds - North's median age of 45 years modestly exceeds Regional Vic.'s 43 and is considerably older than the national norm of 38. Compared to the Regional Vic. average, the 55 - 64 cohort is notably over-represented (15.8% locally), while 75 - 84 year-olds are under-represented (6.5%). In the period since 2021, the 15 to 24 age group has grown from 9.9% to 11.8% of the population, while the 25 to 34 cohort increased from 8.9% to 10.7%. Conversely, the 45 to 54 cohort has declined from 13.9% to 11.7% and the 55 to 64 group dropped from 17.5% to 15.8%. Demographic modeling suggests Bendigo Surrounds - North's age profile will evolve significantly by 2041. The 35 to 44 age cohort is projected to grow significantly, expanding by 446 people (64%) from 694 to 1,141. In contrast, the 55 to 64 cohort shows minimal growth of just 4% (35 people).