Bendigo Surrounds - South

Bendigo Surrounds - South lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

Based on AreaSearch's analysis, Bendigo Surrounds - South's population is around 9,104 as of Feb 2026. This reflects an increase of 760 people (9.1%) since the 2021 Census, which reported a population of 8,344 people. The change is inferred from the estimated resident population of 8,971 from the ABS as of June 2024 and an additional 128 validated new addresses since the Census date. This population level equates to a density ratio of 11.4 persons per square kilometer, providing ample space per person. Bendigo Surrounds - South's 9.1% growth since the 2021 census exceeded that of the SA3 area (6.8%) 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 65.8% 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. Anticipating future population dynamics, exceptional growth, placing it in the top 10 percent of national regional areas, is predicted over the period, with the area expected to expand by 4,501 persons by 2041 based on the latest annual ERP population numbers, recording a gain of 48.0% in total over the 17 years.

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

Bendigo Surrounds - South has recorded around 62 residential properties granted approval annually, with 312 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 3.4 people per year moving to the area for each dwelling built over the past 5 financial years (between FY-21 and FY-25), demand significantly exceeds new supply, which usually results in price growth and increased buyer competition, while new properties are constructed at an average value of $351,000. There have also been $6.3 million in commercial approvals this financial year, indicating limited commercial development focus.

Compared to the Rest of Vic., Bendigo Surrounds - South has slightly more development (11.0% above regional average per person over the 5 year period), maintaining good buyer choice while supporting existing property values, though development activity has moderated in recent periods. Further, recent development has been entirely comprised of detached dwellings, maintaining the area's traditional low density character with a focus on family homes appealing to those seeking space. At around 188 people per approval, Bendigo Surrounds - South reflects a developing area.

Population forecasts indicate Bendigo Surrounds - South will gain 4,368 residents through to 2041 (from the latest AreaSearch quarterly estimate). At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

Bendigo Surrounds - South has limited levels of nearby infrastructure activity, ranking in the 0thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total 91 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Hidden Valley Estate, Kangaroo Rise Estate, Kangaroo Flat Skate Park, and Kangaroo Flat Lifestyle Estate Expansion, 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.

AreaSearch analysis of employment trends sees Bendigo Surrounds - South performing better than 90% of local markets assessed across Australia

Bendigo Surrounds - South has a skilled workforce, with essential services sectors well represented, an unemployment rate of just 1.7%, and 1.9% estimated employment growth over the past year. As of December 2025, 4,846 residents are in work, while the unemployment rate is 2.0% below Regional Vic.'s rate of 3.7%, and workforce participation is well beyond standard (69.0% compared to Regional Vic.'s 61.5%). Based on Census responses, a moderate 19.4% 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, construction, and retail trade. The area shows particularly strong specialization in construction, with an employment share of 1.2 times the regional level. Conversely, agriculture, forestry & fishing is under-represented, with only 4.0% of Bendigo Surrounds - South's workforce compared to 7.5% in Regional Vic.. The area appears to offer limited employment opportunities locally, as indicated by the count of Census working population versus resident population.

Based on AreaSearch analysis of SALM and ABS data, during the year to December 2025, employment levels increased by 1.9% and the labour force increased by 1.9%, keeping the unemployment rate relatively stable. By comparison, Regional Vic. recorded an employment decline of 0.6%, a labour force decline of 0.7%, with unemployment falling 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 - South. 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 - South's employment mix suggests local employment should increase by 6.3% over five years and 13.3% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

Income analysis reveals strong economic positioning, with the area outperforming 60% of locations assessed nationally by AreaSearch

AreaSearch's latest postcode level ATO data for FY-23 reveals that income in the Bendigo Surrounds - South SA2 is approximately average nationally, with the median assessed at $56,515 while the average income stands at $67,302. 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 $61,177 (median) and $72,854 (average) as of September 2025. From the 2021 Census, household, family and personal incomes in Bendigo Surrounds - South cluster around the 61st percentile nationally. Looking at income distribution, the largest segment comprises 37.0% earning $1,500 - 2,999 weekly (3,368 residents), mirroring the surrounding region where 30.3% occupy this bracket. After housing costs, residents retain 89.0% of income, reflecting strong purchasing power, and the area's SEIFA income ranking places it in the 6th decile.

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

Dwelling structure within Bendigo Surrounds - South, as evaluated at the latest Census, comprised 99.1% houses and 0.9% 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 - South was in line with that of Regional Vic., at 39.0%, with the remainder of dwellings either mortgaged (54.7%) or rented (6.3%). The median monthly mortgage repayment in the area was well above the Regional Vic. average at $1,625, while the median weekly rent figure was recorded at $320, compared to Regional Vic.'s $1,430 and $285. Nationally, Bendigo Surrounds - South'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 - South features high concentrations of family households, with a higher-than-average median household size

Family households dominate at 84.5% of all households, comprising 42.2% couples with children, 34.8% couples without children, and 6.9% single parent families. Non-family households make up the remaining 15.5%, with lone person households at 14.0% and group households comprising 1.5% of the total. The median household size of 2.9 people is larger than the Regional Vic. average of 2.4.

Educational attainment in Bendigo Surrounds - South aligns closely with national averages, showing typical qualification patterns and performance metrics

The area faces educational challenges, with university qualification rates (23.3%) substantially below the VIC average of 33.4%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 15.3%, followed by graduate diplomas (4.2%) and postgraduate qualifications (3.8%). Trade and technical skills feature prominently, with 40.5% of residents aged 15+ holding vocational credentials, including advanced diplomas (11.7%) and certificates (28.8%).

Educational participation is notably high, with 30.2% of residents currently enrolled in formal education. This includes 12.4% in primary education, 9.2% in secondary education, and 3.1% 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 6 active transport stops operating within Bendigo Surrounds - South. These stops are serviced by 3 individual routes, collectively providing 13 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 1676 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 97%. Vehicle ownership averages 2.3 per dwelling, which is above the regional average. Some 19.4% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 1 trips per day across all routes, equating to approximately 2 weekly trips per individual stop.

The level of general health in Bendigo Surrounds - South is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

Bendigo Surrounds - South demonstrates above-average health outcomes, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Both young and old age cohorts see low prevalence of common health conditions, and the rate of private health cover just leads that of the average SA2 area at approximately 53% of the total population (~4,788 people). This compares to 50.5% across Regional Vic..

The most common medical conditions in the area are arthritis and mental health issues, impacting 8.9% and 8.7% of residents, respectively, while 68.6% declared themselves as completely clear of medical ailments compared to 63.4% across Regional Vic.. Working-age residents show above average prevalence of chronic health conditions. The area has 16.3% of residents aged 65 and over (1,482 people), which is lower than the 23.9% in Regional Vic.. Health outcomes among seniors are particularly strong, with national rankings broadly in line with the general population.

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

Bendigo Surrounds - South was found to be below average in terms of cultural diversity, with 92.7% of its population being citizens, 92.8% born in Australia, and 97.6% speaking English only at home. The main religion in Bendigo Surrounds - South is Christianity, which makes up 45.2% of the population. However, the most apparent overrepresentation was in Judaism, which comprises 0.1% of the population, compared to 0.1% across Regional Vic..

In terms of ancestry (country of birth of parents), the top three represented groups in Bendigo Surrounds - South are Australian, comprising 33.9% of the population, English, comprising 32.6% 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 9.1% of Bendigo Surrounds - South (vs 8.8% regionally), Dutch at 1.4% (vs 1.7%) and Maltese at 0.5% (vs 0.5%).

Bendigo Surrounds - South's population is slightly older than the national pattern

The 40-year median age in Bendigo Surrounds - South is modestly under Regional Vic.'s average of 43 though slightly above the Australian median of 38. Compared to the Regional Vic. average, the 5 - 14 cohort is notably over-represented (14.5% locally), while 75 - 84 year-olds are under-represented (4.8%). Since the 2021 Census, the 15 to 24 age group has grown from 11.8% to 13.3% of the population. Conversely, the 55 to 64 cohort has declined from 15.3% to 13.4% and the 45 to 54 group dropped from 13.9% to 12.5%. Population forecasts for 2041 indicate substantial demographic changes for Bendigo Surrounds - South. The 25 to 34 age cohort is projected to grow significantly, expanding by 824 people (84%) from 986 to 1,811.