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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 9,102 residents, up from 8,344 at the 2021 Census — a change of 758 people, or 9.1%. Growth has averaged 2.2% a year over five years. 142 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
Demographic assessments by AreaSearch indicate that the population of Bendigo Surrounds - South stands at approximately 9,102 as of Aug 2026. This represents an expansion of 758 people (9.1%) compared to the 8,344 people recorded in the 2021 Census. This updated figure is calculated using the ABS June 2025 estimated resident population of 9,094 alongside 142 validated new addresses identified post-Census. With a density ratio of 11.4 persons per square kilometer, the locality offers generous living space. Outperforming both the broader SA4 region and the SA3 area (4.4%), the locality's 9.1% growth rate since the 2021 census establishes it as a regional frontrunner.
Inflow from interstate migration served as the primary growth catalyst, generating roughly 58.0% of recent population additions, complemented by positive contributions from natural growth and overseas arrivals. SA2 projections published in 2024 by ABS/Geoscience Australia (using 2022 as a base year) form the foundation of AreaSearch's modeling. Where specific SA2 figures are missing, projections incorporate the 2023 VIC State Government Regional/LGA data, calibrated via weighted population growth aggregations from LGA down to SA2 boundaries. These cohort-specific growth rates are extended across all territories for the years 2032 to 2041. Under these demographic forecasts, the district is positioned for remarkable expansion that ranks within the top 10 percent of non-metropolitan areas across Australia. By 2041, latest annual ERP baselines anticipate an increase of 4,124 persons, reflecting total 16-year growth of 45.2%.
Frequently Asked Questions - Population
263 new dwellings have been approved in Bendigo Surrounds - South over the past five years, an average of 52 a year. That places the area in the 80th percentile for residential development activity nationally, about 6 approvals per 1,000 residents a year. Of the 53 dwellings approved in the latest reporting year, 100% were detached houses and the rest townhouses or apartments. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential building approvals across Bendigo Surrounds - South have tracked at roughly 52 dwellings annually, accumulating to 263 homes over the past 5 financial years. Between FY-22 and FY-26, incoming population averaged 3.6 people per year for every completed home across the past 5 financial years, creating an environment where residential supply trails incoming demand and places upward pressure on local pricing. Expected construction costs average $521,000 per dwelling, slightly exceeding regional norms and indicating an emphasis on higher-standard builds. Furthermore, commercial approvals totaling $6.3 million recorded this financial year highlight the predominantly residential orientation of the locality.
Per-capita development activity in Bendigo Surrounds - South closely tracks Rest of Vic., maintaining a supply-demand equilibrium consistent with the broader territory. Recent building permits have been exclusively dedicated to standalone houses, preserving a spacious low-density environment dominated by family-oriented properties. Recording approximately 186 people per dwelling approval, the locality displays typical traits of an expanding growth corridor. According to the latest quarterly projections from AreaSearch, Bendigo Surrounds - South is projected to add 4,116 residents through to 2041. Should current construction volumes persist, housing supply could fall short of resident intake, potentially heightening competition among purchasers and reinforcing upward price momentum.
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 economic and social trajectory is heavily shaped by major project delivery, infrastructure investments, and strategic planning initiatives. In total, AreaSearch has flagged 91 projects positioned to influence the district. Prominent developments include Kangaroo Rise Estate, Hidden Valley Estate, Kangaroo Flat Skate Park, and Kangaroo Flat Mine Site Rehabilitation, with key initiatives outlined below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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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 67.5%. 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 7,655, 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
Bendigo Surrounds - South possesses a capable workforce with solid representation in essential services, an unemployment rate standing at a minimal 1.6%, and 1.1% in estimated employment growth over the past year. As of March 2026, 4,862 residents are actively employed. The local unemployment rate sits 2.1% lower than the 3.7% benchmark across Regional Vic., while local participation reaches 67.5%, notably higher than Regional Vic.'s 61.1%. According to Census findings, 19.4% of workers conducted their duties from home, an outcome potentially shaped by Covid-19 restrictions. The primary employment sectors for local workers are health care & social assistance, construction, and retail trade.
Construction represents a major local specialty, commanding an employment concentration 1.2 times that of the wider region. Conversely, agriculture, forestry & fishing accounts for only 4.0% of local workers in Bendigo Surrounds - South compared to 7.5% across Regional Vic.. A comparison between Census resident workers and local job positions indicates a modest base of employment situated directly within the area. AreaSearch evaluation of ABS and SALM figures shows a 12-month gain in employment of 1.1% and a 0.8% rise in the labour force, which together reduced the unemployment rate by 0.3 percentage points. During the identical timeframe, Regional Vic. saw a 0.1% contraction in employment, a 0.3% drop in the labour force, and a 0.2 percentage points decrease in unemployment. Mar-26 national employment projections from Jobs and Skills Australia provide further guidance regarding emerging labor demand in Bendigo Surrounds - South across five and ten-year horizons. Nationally, employment is projected to rise 6.6% over five years and 13.7% over ten years, with considerable divergence across industries. When mapped to the local industry mix, these weighted projections indicate employment gains of 6.3% over five years and 13.3% over ten years (representing an illustrative extrapolation without localized population adjustments).
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
Analysis of ATO postcode figures for financial year 2023 indicates that earnings in the Bendigo Surrounds - South SA2 align closely with Australian benchmarks, showing a median assessed income of $56,515 and an average of $67,302. These levels exceed the Regional Vic. median of $50,954 and average of $62,728. Incorporating Wage Price Index gains of 9.62% since financial year 2023 yields updated estimates of roughly $61,952 (median) and $73,776 (average) as of March 2026. In the 2021 Census, personal, family, and household earnings were positioned near the 61st percentile across the nation.
The single largest earnings bracket contains 3,367 residents (37.0%) earning $1,500 - 2,999 weekly, compared to 30.3% regionally. After covering accommodation expenses, households retain 89.0% of their earnings, demonstrating solid spending capability and placing the locality in the 6th decile on the SEIFA income scale.
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
Census data reveals that the local dwelling profile in Bendigo Surrounds - South consists of 99.1% houses and 0.9% other dwellings (incorporating apartments, semi-detached properties, and 'other' dwellings), contrasting with Regional Vic. where the split is 90.1% houses and 9.9% other dwellings. Outright home ownership matches the Regional Vic. proportion at 39.0%, while remaining properties are mortgaged (54.7%) or rented (6.3%). The median monthly mortgage commitment is $1,625, noticeably higher than the Regional Vic. average of $1,430, while the median weekly rent is $320 versus $285 regionally. Compared nationally, local mortgage commitments remain well below the Australian benchmark of $1,863, and weekly rents sit substantially under the nationwide figure of $375.
Frequently Asked Questions - Housing
Bendigo Surrounds - South counted 2,744 households at the 2021 Census, an estimated 2,993 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
Family units constitute the overwhelming majority of local living arrangements at 84.5%, divided between couples with children (42.2%), couples without children (34.8%), and single parent families (6.9%). Non-family living situations account for the remaining 15.5%, made up of lone person households (14.0%) and group households (1.5%). The typical household comprises 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 levels present room for development, with higher education qualifications held by 23.3% of residents compared to the VIC benchmark of 33.4%. Among degree holders, bachelor degrees comprise 15.3%, graduate diplomas 4.2%, and postgraduate qualifications 3.8%. Technical and trade qualifications are widely held, with 40.5% of residents aged 15+ possessing vocational credentials, including 11.7% with advanced diplomas and 28.8% with certificates. Learning engagement across the community is substantial, with 30.2% of residents enrolled in formal education programs. Broken down by tier, 12.4% attend primary school, 9.2% are in secondary schooling, and 3.1% are undertaking tertiary studies.
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
The local public transit network in Bendigo Surrounds - South comprises 6 active transport stops across 3 individual routes, delivering a combined 14 weekly passenger trips. Transit access is comparatively constrained, with dwellings situated an average of 1676 meters from the nearest stop. Reflecting its residential makeup, outward commuting is standard, with private vehicles serving as the primary mode of travel at 97%. Vehicle ownership stands at 2.3 per dwelling, above regional norms. Additionally, 19.4% of residents work from home (2021 Census; may reflect COVID-19 conditions). Across the entire network, service scheduling averages 2 trips per day, translating to roughly 2 weekly trips per individual 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
AreaSearch evaluations of chronic condition incidence and mortality statistics point to favorable health conditions in Bendigo Surrounds - South, characterized by low illness rates across younger and older demographics alike. Private health insurance membership stands at roughly 53% of the population (~4,787 people), slightly outpacing the average SA2 and the 50.5% recorded across Regional Vic.. Arthritis and mental health conditions are the most prevalent reported diagnoses locally, affecting 8.9 and 8.7% of residents, respectively. Meanwhile, 68.6% of residents report being entirely free from medical conditions, higher than the 63.4% proportion in Regional Vic..
Working-age cohorts display a higher-than-average incidence of chronic conditions. Older residents aged 65 and over make up 18.1% of the population (1,651 people), well below the 24.0% regional benchmark. Seniors in the district achieve particularly sound health outcomes, maintaining national rankings consistent with the general population.
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 measures in Bendigo Surrounds - South sit below regional averages, with 92.7% of the populace holding citizenship, 92.8% born within Australia, and 97.6% speaking only English at home. Christianity is the primary religious affiliation, representing 45.2% of local residents. The most distinct religious overrepresentation occurs within Judaism, accounting for 0.1% of the population, matching the 0.1% mark across Regional Vic.. Examining parental country of birth, the three most common ancestries across Bendigo Surrounds - South are Australian (33.9%), English (32.6%), and Irish (9.9%). Other cultural backgrounds show minor variations from regional benchmarks: Scottish heritage is elevated at 9.1% (compared to 8.8% regionally), while Dutch stands at 1.4% (vs 1.7%) and Maltese accounts for 0.5% (vs 0.5%).
Frequently Asked Questions - Diversity
The median resident of Bendigo Surrounds - South is 41. 22.8% 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
Bendigo Surrounds - South exhibits a demographic profile characteristic of an established family-centric community. Estimates updated to August 2026 indicate that children and youth (0 - 24) represent 33.2% of the population, exceeding the 28.5% share across Regional Vic., whereas retirees and senior residents (65+) constitute 18.1% compared to 24.0% regionally. The median age is an estimated 41 as at August 2026, identical to the 2021 Census baseline and 2 years younger than the Regional Vic. figure of 43 at that Census. Since the Census, the proportion of retirees and older cohorts has shifted from 15.6% to an estimated 18.1%.
Residents aged 25 - 44 are projected to deliver the largest numerical influx through 2041, increasing by 1,419 (72%) to reach 3,398.
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 Sep 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) | Aug 2026 last month 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 Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Sep 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 Sep 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jun 2026 3 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 6 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 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago 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 — 142 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (8,344 at the 2021 Census → 9,102 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 Aug 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.