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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
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Bendigo Surrounds - South has an estimated 9,094 residents, up from 8,344 at the 2021 Census — a change of 750 people, or 9.0%. Growth has averaged 2.2% a year over five years. 135 new addresses have been validated here since Census night. Interstate and internal migration accounts for 58.0% of that increase. Density is about 11 people per square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to the analysis by AreaSearch, the population of Bendigo Surrounds - South stands at approximately 9,094 as of May 2026. This represents a growth of 750 people (9.0%) from the 8,344 individuals recorded during the 2021 Census. The updated figure is determined using the ABS estimated resident population of 9,094 for June 2025 alongside 135 validated new addresses identified since the Census. This population level results in a density of 11.4 persons per square kilometer, indicating a low-density environment with substantial space per resident. The 9.0% expansion rate of the area since the 2021 census surpassed both the SA4 region (4.0%) and the SA3 area, establishing it as a regional growth leader.
The expansion was chiefly fueled by interstate migration, which accounted for roughly 58.0% of the population increase, though positive contributions were also observed from natural increase and overseas migration. For each SA2 locality, AreaSearch utilizes projections from the ABS and Geoscience Australia published in 2024 with 2022 as the base year. In cases where SA2 data is unavailable, projections are sourced from the 2023 VIC State Government Regional/LGA releases, adjusted using a weighted aggregation method to translate LGA-level growth to SA2 boundaries. Age group growth rates from these aggregations are also applied to all districts for the years 2032 to 2041. Looking ahead, the region is projected to experience rapid expansion, placing it in the top 10 percent of national regional areas, with an anticipated increase of 4,173 residents by 2041 relative to the latest annual ERP figures, representing a cumulative rise of 45.9% over the 16 years.
Frequently Asked Questions - Population
312 new dwellings have been approved in Bendigo Surrounds - South over the past five years, an average of 62 a year. That places the area in the 81st percentile for residential development activity nationally, about 7 approvals per 1,000 residents a year. Of the 43 dwellings approved in the latest reporting year, 100% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 46, well below that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
The Bendigo Surrounds - South area has seen an average of approximately 62 residential building approvals per year, resulting in 312 home approvals over the last 5 financial years (between FY-21 and FY-25) and 43 during the current FY-26 period. The average household size of 3 new residents per dwelling over the past 5 financial years (between FY-21 and FY-25) indicates robust demand that underpins property valuations, with the average construction cost of new dwellings standing at $351,000. Additionally, commercial building approvals have reached $6.3 million during this financial year, highlighting the dominant residential focus of the local economy.
In comparison to the Rest of Vic., property development in Bendigo Surrounds - South is slightly higher (10.0% above the regional average per capita over the 5 year period), offering buyers options while supporting established property prices, despite a recent deceleration in building activity. Recent construction has focused exclusively on detached houses, maintaining the low-density character of the area and appealing to buyers seeking extra space. The ratio of roughly 191 people per dwelling approval characterizes Bendigo Surrounds - South as a developing growth corridor. Long-term projections indicate that Bendigo Surrounds - South will add 4,173 residents by 2041 based on the most recent quarterly estimate from AreaSearch. If development remains at its current pace, the supply of new housing may not keep pace with population growth, which could increase competition among buyers and put upward pressure on prices.
Frequently Asked Questions - Development
Development applications around Bendigo Surrounds - South
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 3 current infrastructure and development projects inside Bendigo Surrounds - South, worth an estimated $197 million. A further 78 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $4.54 billion. 31 are already under construction and 29 are due for completion within three years. The pipeline spans residential development, education & training and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure projects, major developments, and urban planning decisions are key drivers of regional growth. AreaSearch has identified a total of 91 projects that are expected to influence the local area. Some of the major developments include the Hidden Valley Estate, Kangaroo Rise Estate, Kangaroo Flat Skate Park, and the Kangaroo Flat Mine Site Rehabilitation, with the following list detailing those of the greatest local relevance.
Professional plan users can use the search below to filter and access additional projects.
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Frequently Asked Questions - Infrastructure
Kangaroo Rise Estate
Boutique residential estate offering 55 lots over 2 stages ranging from 441mý to 1038mý for family homes, located on the Melbourne side of Bendigo with rural outlook and highway access. Services include power, town water, sewer and NBN with no onerous covenants.
Kangaroo Flat Lifestyle Estate Expansion
Expansion of the over-50s lifestyle estate adding 73 new units with stormwater infrastructure improvements. The $13.8 million development includes a new community centre, internal road, and amenities in a bushland setting. The project requires excavation of a stormwater basin due to 2022 flooding and involves removal of 1.2ha of native vegetation across the 5.84ha site. The existing estate has 249 homes with 300+ residents and features comprehensive facilities including clubhouse, heated pool, gym, bowling green and cinema.
Kangaroo Flat Skate Park
New community skate park featuring beginner and intermediate skating zones with street-style elements, quarter pipes, ledges and rails. The project also includes seating, shelters, drinking fountains, shade structures, BBQ facilities and improved connections to the Bendigo Creek Trail and Gateway Park. Following Federal funding commitments, the City of Greater Bendigo has progressed the project into delivery, with construction now underway as part of the Council's active community infrastructure program.
Hidden Valley Estate
Boutique estate by Birchgrove Property Group in Kennington offering 10 lifestyle blocks ranging from 1,410-10,035 square metres. Located next to Greater Bendigo National Park, 10 minutes from Bendigo CBD with titled land and secluded location.
Kangaroo Flat Mine Site Rehabilitation
Environmental rehabilitation of former mine sites in Kangaroo Flat area including soil remediation, revegetation, and conversion to recreational or community use spaces.
Lansell Square Shopping Centre
Major shopping centre owned and operated by Charter Hall, anchored by Coles, Kmart and Woolworths with 63 specialty stores. Features food court, family-friendly facilities, ample parking, and serves as the southern gateway to Bendigo. Located 4km from Bendigo centre in Kangaroo Flat area.
Bendigo Special Developmental School - Upgrade and Modernisation
Modernisation of Bendigo Special Developmental School in Kangaroo Flat to provide new classrooms and learning spaces for around 150 to 180 students with moderate to severe intellectual disabilities. The upgrade replaced ageing facilities with purpose-built, universal classrooms designed to support a wider range of activities and needs.
Lakeside Park Estate
Boutique residential land development featuring 45 lots ranging from 400sqm to 1091sqm with two large water basins at the entrance and connection to Ritchie Drive. The estate is designed to create space and quality living with large frontages and undulating landscape. Located close to schools, Lansell Square Shopping Centre, medical facilities, transportation and sports facilities.
4,862 residents of Bendigo Surrounds - South are employed, from a labour force of 4,941. Unemployment sits at 1.6%, with participation at 67.9%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.3% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 7,646, about 84% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
A highly capable workforce characterizes Bendigo Surrounds - South, with strong representation in essential service sectors, a low unemployment rate of 1.6%, and an estimated job growth of 1.1% over the past year. In March 2026, employed residents numbered 4,862, with the unemployment rate sitting 2.1% lower than the Regional Vic. average of 3.7%, and the participation rate of 67.9% significantly higher than the Regional Vic. level of 61.1%. Data from the Census indicated that a moderate 19.4% of employed locals worked from home, although this figure may be influenced by Covid-19 lockdown measures.
The primary employment sectors for local residents are health care & social assistance, construction, and retail trade. Construction shows a high concentration locally, with an employment share 1.2 times that of the regional average. Conversely, agriculture, forestry & fishing is underrepresented, employing 4.0% of the local workforce compared to 7.5% across Regional Vic.. A comparison of the Census working population against the resident population suggests a lack of local employment opportunities within the immediate area. Analysis of SALM and ABS data by AreaSearch indicates that during the 12 months ending March 2026, local employment grew by 1.1% and the labor force expanded by 0.8%, leading to a 0.3 percentage point reduction in the unemployment rate. Over the same timeframe, Regional Vic. experienced a 0.1% decline in employment, a 0.3% drop in the labor force, and a 0.2 percentage point decrease in unemployment. National forecasts released by Jobs and Skills Australia in May-25 offer additional context on future employment demand within Bendigo Surrounds - South. These five and ten-year projections have been integrated with the local industry profile to estimate future growth. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, though rates vary by sector. Applying these national sector projections to the local employment distribution suggests that employment in Bendigo Surrounds - South could rise by 6.3% over five years and 13.3% over ten years, representing a basic weighted extrapolation that does not account for localized population changes.
Frequently Asked Questions - Employment
Median household income in Bendigo Surrounds - South is $2,040 a week (about $106,000 a year), with median personal income at $836 a week. ATO records put median taxable income at $56,515 a year against an average of $67,302. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
The most recent ATO postcode data analyzed by AreaSearch for financial year 2023 shows that personal incomes in Bendigo Surrounds - South align closely with national benchmarks, showing a median income of $56,515 and an average income of $67,302. These figures exceed the Regional Vic. median of $50,954 and average of $62,728. Adjusted for Wage Price Index growth of 9.62% since financial year 2023, estimated incomes as of March 2026 are approximately $61,952 for the median and $73,776 for the average. Based on the 2021 Census, household, family, and personal incomes in the area rank around the 61st percentile nationally.
The weekly earnings bracket of $1,500 - 2,999 accounts for 37.0% of the community (3,364 individuals), compared to 30.3% regionally. After housing costs are deducted, residents retain 89.0% of their income, indicating high disposable income, and the SEIFA index ranks the area in the 6th decile for income.
Frequently Asked Questions - Income
Bendigo Surrounds - South had 2,744 occupied dwellings at the 2021 Census, 99% detached houses and 0% apartments. 55% are owned with a mortgage, 6% rented and 39% owned outright. At that Census the median rent was $320 a week and the median mortgage repayment $1,625 a month. Rent absorbs 15.7% of household income here and mortgage repayments 18.4%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
The local housing stock at the time of the latest Census consisted of 99.1% detached houses and 0.9% other dwelling types, such as townhouses, apartments, or alternative housing. This contrasts with Regional Vic. where detached houses make up 90.1% of dwellings and other types comprise 9.9%. Home ownership rates in Bendigo Surrounds - South match the Regional Vic. average of 39.0%, with the remaining properties occupied by mortgage holders (54.7%) or tenants (6.3%). The median monthly mortgage payment of $1,625 is higher than the Regional Vic. median of $1,430, and the median weekly rent of $320 is higher than the regional median of $285.
In a national context, mortgage repayments in Bendigo Surrounds - South are lower than the Australian average of $1,863, and rent is below the national average of $375.
Frequently Asked Questions - Housing
Bendigo Surrounds - South counted 2,744 households at the 2021 Census, an estimated 2,991 today, averaging 2.9 people each. 42% are couples with children, more than in 83% of areas nationally, against 35% couples without children. 14% of households are people living alone, and families average 1.8 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute the vast majority of households at 84.5%, which includes couples with children at 42.2%, couples without children at 34.8%, and single parents at 6.9%. Non-family households represent 15.5% of the total, consisting of single-person households at 14.0% and group households at 1.5%. The median household size is 2.9 people, exceeding the Regional Vic. average of 2.4.
Frequently Asked Questions - Households
23.3% of adults in Bendigo Surrounds - South hold a university qualification, including 15.3% with a bachelor degree and 3.8% with postgraduate qualifications. A further 28.8% hold a vocational qualification. 5 schools serve the area, with 421 enrolment places and an average ICSEA of 999 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational attainment presents an area for development, with university graduation rates at 23.3%, which is lower than the VIC state average of 33.4%. This highlights a potential area for targeted educational programs. Among residents with tertiary degrees, Bachelor degrees are most common at 15.3%, followed by graduate diplomas at 4.2% and postgraduate degrees at 3.8%. Vocational and technical training is highly prevalent, with 40.5% of residents aged 15+ holding a vocational qualification, consisting of advanced diplomas (11.7%) and certificates (28.8%). A significant portion of the population is engaged in study, with 30.2% of residents enrolled in formal education.
Primary school students account for 12.4% of the population, secondary students make up 9.2%, and tertiary students comprise 3.1%.
Frequently Asked Questions - Education
Schools Detail
Getting around Bendigo Surrounds - South means driving: households keep an average of 2.3 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
Public transport services in Bendigo Surrounds - South include 6 active stops. These facilities are served by 3 routes, which provide a total of 13 passenger trips per week. Transport options are limited, with residents living an average of 1676 meters from their nearest transit stop. Given the residential character of the area, 97% of commuting residents travel by car. Vehicle ownership is high, averaging 2.3 cars per household, which is above the regional average. Census data from 2021 showed that 19.4% of residents worked from home, which may have been influenced by COVID-19 restrictions.
Transit service frequency averages 1 trips per day across the available routes, which translates to roughly 2 weekly trips per stop.
Frequently Asked Questions - Transport
Transport Stops Detail
68.6% of residents in Bendigo Surrounds - South report no long-term health condition. 3.9% need daily assistance with core activities, and 52.6% hold private health cover. The standardised death rate runs at 4.3 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health profiles in Bendigo Surrounds - South are favorable compared to other regions, according to AreaSearch's evaluation of mortality and chronic disease data, with low rates of common health conditions across both younger and older cohorts. Private health insurance coverage is slightly higher than the average SA2 region, covering approximately 53% of the population (~4,783 people), compared to 50.5% in Regional Vic.. Arthritis and mental health conditions are the most prevalent health issues in the area, affecting 8.9% and 8.7% of the population respectively, while 68.6% of residents reported having no chronic medical conditions, compared to 63.4% in Regional Vic..
Working-age residents experience chronic health conditions at rates above the average. Residents aged 65 and over make up 17.4% of the population (1,578 people), which is lower than the Regional Vic. average of 23.9%. Seniors in the area enjoy strong health outcomes, with national health rankings aligned with the broader community.
Frequently Asked Questions - Health
Bendigo Surrounds - South is largely Australian-born, at 92.8% of residents, with 2.4% speaking a language other than English at home. The largest reported ancestries are Australian (33.9%) and English (32.6%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity in Bendigo Surrounds - South is lower than average, with citizens making up 92.7% of the population, 92.8% born in Australia, and 97.6% of households speaking only English. Christianity is the predominant religion, representing 45.2% of the local population. Judaism is overrepresented at 0.1% of the population, compared to 0.1% across Regional Vic.. The most common ancestries reported in Bendigo Surrounds - South are Australian at 33.9%, English at 32.6%, and Irish at 9.9%. Some variations exist compared to regional figures: Scottish ancestry is represented at 9.1% (compared to 8.8% regionally), Dutch ancestry at 1.4% (compared to 1.7% regionally), and Maltese ancestry at 0.5% (compared to 0.5% regionally).
Frequently Asked Questions - Diversity
The median resident of Bendigo Surrounds - South is 41. 23.3% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age in Bendigo Surrounds - South is 41 years, which is younger than the Regional Vic. average of 43 years but older than the national average of 38 years. Children aged 5 - 14 are well represented at 14.3% of the population, while seniors aged 75 - 84 are less common at 5.2%. Post-2021 Census estimates indicate the 15 to 24 age bracket grew from 11.8% to 13.4% of the population, and the 75 to 84 cohort rose from 4.0% to 5.2%. During the same period, the 55 to 64 group decreased from 15.3% to 13.8%, and the 45 to 54 group declined from 13.9% to 12.5%.
Long-term projections indicate changes in the age profile by 2041, with the 35 to 44 age group expected to grow by 65%, adding 771 people to reach a total of 1,958.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Bendigo Surrounds - South
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jun 2026 2 months ago all 3 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jun 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 135 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (8,344 at the 2021 Census → 9,094 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (202021026). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.