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

Bendigo Surrounds - South's population was approximately 9,037 as of November 2025. This figure represents an increase of 693 people, equivalent to an 8.3% growth since the 2021 Census which reported a population of 8,344. The change is inferred from the estimated resident population of 8,971 in June 2024 and an additional 129 validated new addresses since the Census date. This results in a population density ratio of 11.3 persons per square kilometer. Bendigo Surrounds - South's growth rate exceeded that of the SA4 region (5.9%) and the non-metro area, indicating it as a growth leader in the region. Interstate migration contributed approximately 65.8% to overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch uses the VIC State Government's Regional/LGA projections released in 2023, adjusted employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Future projections anticipate exceptional growth, placing the area in the top 10 percent of national regional areas, with an expected expansion of 4,501 persons to 2041 based on the latest annual ERP population numbers, reflecting a gain of 49.1% 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 granted around 62 residential property approvals annually. Over the past five financial years, from FY-21 to FY-25, a total of 312 homes were approved, with an additional 19 approved in FY-26 so far. On average, approximately 3.4 people moved to the area each year for each dwelling built during these five financial years.

This high demand exceeds new supply, typically leading to price growth and increased buyer competition. The average construction cost of new properties is around $351,000. In FY-26, commercial approvals have reached $6.3 million, indicating limited focus on commercial development compared to residential.

Compared to the rest of Victoria, Bendigo Surrounds - South has slightly more development activity, with 11.0% above the regional average per person over the past five years. This maintains good buyer choice while supporting existing property values. However, recent periods have seen a moderation in development activity. All recent development has been comprised of detached dwellings, preserving the area's traditional low-density character and focusing on family homes that appeal to those seeking space. As of around 188 people per approval, Bendigo Surrounds - South reflects a developing area. According to AreaSearch's latest quarterly estimate, the area is forecasted to gain approximately 4,435 residents by 2041. At current development rates, housing supply may struggle to keep pace with 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

Area infrastructure significantly impacts local performance. AreaSearch identified 91 projects likely influencing the area. Notable projects include Hidden Valley Estate, Kangaroo Rise Estate, Kangaroo Flat Skate Park, and Kangaroo Flat Lifestyle Estate Expansion. The following details projects likely most relevant.

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

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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 well-represented essential services sectors. Its unemployment rate was 1.8% in September 2025, below the Rest of Vic.'s rate of 3.8%.

Employment growth over the past year was estimated at 2.5%. As of September 2025, 4,826 residents were in work, with a workforce participation rate of 67.4%, compared to Rest of Vic.'s 57.4%. Leading employment industries include health care & social assistance, construction, and retail trade. Construction is particularly strong, with an employment share 1.2 times the regional level.

However, agriculture, forestry & fishing is under-represented at 4.0%, compared to Rest of Vic.'s 7.5%. Employment opportunities locally may be limited, as indicated by Census data. Between September 2024 and September 2025, employment levels increased by 2.5% while the labour force increased by 2.9%, causing unemployment to rise by 0.4 percentage points. In comparison, Rest of Vic. saw employment decline by 0.7%. State-level data from 25-Nov-25 shows VIC employment grew by 1.13% year-on-year, with an unemployment rate of 4.7%, compared to the national rate of 4.3%. National employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years. Applying these 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, although this is a simple extrapolation for illustrative purposes and does not account for 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 financial year 2022 shows that income in Bendigo Surrounds - South SA2 is above the national average. The median income is $53,966 and the average income stands at $66,226. This contrasts with Rest of Vic.'s figures of a median income of $48,741 and an average income of $60,693. Based on Wage Price Index growth of 12.16% since financial year 2022, current estimates would be approximately $60,528 (median) and $74,279 (average) as of September 2025. According to the 2021 Census, household, family and personal incomes in Bendigo Surrounds - South cluster around the 61st percentile nationally. The largest income segment comprises 37.0% earning $1,500 - 2,999 weekly, with 3,343 residents falling into this bracket. After housing costs, residents retain 89.0% of their income. 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

In Bendigo Surrounds - South, as per the latest Census, 99.1% of dwellings were houses with the remaining 0.9% being semi-detached, apartments, or other types. This compares to Non-Metro Vic.'s 95.2% houses and 4.8% other dwellings. Home ownership in Bendigo Surrounds - South stood at 39.0%, with mortgaged dwellings at 54.7% and rented ones at 6.3%. The median monthly mortgage repayment was $1,625, higher than Non-Metro Vic.'s average of $1,600. Median weekly rent in the area was $320, matching Non-Metro Vic.'s figure. Nationally, Bendigo Surrounds - South's mortgage repayments were lower at $1,625 compared to Australia's average of $1,863, while rents were also lower at $320 versus the national figure of $375.

Bendigo Surrounds - South features high concentrations of family households, with a higher-than-average median household size

Family households comprise 84.5% of all households, including 42.2% couples with children, 34.8% couples without children, and 6.9% single parent families. Non-family households account for the remaining 15.5%, with lone person households at 14.0% and group households comprising 1.5%. The median household size is 2.9 people, larger than the Rest of 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's university qualification rate is 23.3%, significantly lower than Victoria's average of 33.4%. Bachelor degrees are the most common at 15.3%, followed by graduate diplomas (4.2%) and postgraduate qualifications (3.8%). Vocational credentials are prevalent, with 40.5% of residents aged 15+ holding them, including advanced diplomas (11.7%) and certificates (28.8%). Educational participation is 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

The analysis of public transport in Bendigo Surrounds - South shows six active transport stops operating in the area. These stops are serviced by nine individual bus routes, collectively providing 22 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 1676 meters from the nearest transport stop.

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

Bendigo Surrounds - South's residents are healthier than average in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Bendigo Surrounds - South residents show positive health outcomes, with common conditions seen across age groups and a private health cover rate of approximately 52%.

The most prevalent medical conditions are arthritis (8.9%) and mental health issues (8.7%), while 68.6% report no medical ailments, higher than the Rest of Vic's 63.4%. Only 16.5% of residents are aged 65 and over (1,487 people), lower than Rest of Vic's 24.9%. Senior health outcomes are strong, exceeding general population metrics.

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 had a cultural diversity index below average, with 92.7% of its population being Australian citizens, 92.8% born in Australia, and 97.6% speaking English only at home. Christianity was the predominant religion, comprising 45.2% of people in Bendigo Surrounds - South. Notably, Judaism was overrepresented, making up 0.1% compared to 0.2% across Rest of Vic..

In terms of ancestry, the top three groups were Australian (33.9%), English (32.6%), and Irish (9.9%). Scottish representation was notably higher at 9.1%, Dutch was at 1.4% (matching regional average), and Maltese was lower at 0.5%.

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

The median age in Bendigo Surrounds - South is 40 years, which is slightly below the Rest of Vic.'s average of 43 but above Australia's median of 38. The 5-14 cohort makes up 14.8% of the population locally, compared to the Rest of Vic.'s average, indicating an over-representation. Conversely, those aged 75-84 years are under-represented at 4.7%. According to the 2021 Census, the 15-24 age group has increased from 11.8% to 13.1%, while the 55-64 cohort has decreased from 15.3% to 13.8% and the 45-54 group has dropped from 13.9% to 12.9%. Population forecasts for 2041 suggest significant demographic changes, with the 25-34 age group projected to grow by 880 people (95%), from 930 to 1,811 individuals.