Bendigo Surrounds - South
Statistical Area - sa2

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 around 9,031 as of August 2025. This reflected an increase of 687 people from the 2021 Census figure of 8,344, based on ABS estimated resident population of 8,971 in June 2024 and validated new addresses since then. The population density was 11.3 persons per square kilometer. This area's growth of 8.2% since the 2021 Census exceeded its SA4 region (5.0%) and SA3 area, indicating it as a growth leader in the region. Interstate migration contributed approximately 65.8% to population gains recently. AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024 with 2022 as the base year.

For areas not covered by this data, VIC State Government's Regional/LGA projections released in 2023 are used with adjustments made via 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 projection indicates exceptional growth, placing it in the top 10 percent nationally, with an expected expansion of 4,501 persons by 2041, recording a gain of 49.2% over the 17-year period.

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. Development approval data is produced by the ABS on a financial year basis, with 312 homes approved over the past five financial years between FY-21 and FY-25, and 8 so far in FY-26. On average, 3.4 new residents have been added per year for every home built over these five years. This indicates substantial supply lagging behind demand, leading to heightened buyer competition and pricing pressures.

The average construction value of new dwellings is $559,000, which is moderately above regional levels, suggesting an emphasis on quality construction. In FY-26, $6.3 million in commercial approvals have been registered, reflecting the area's primarily residential nature. Compared to the Rest of Vic., Bendigo Surrounds - South has slightly more development activity, with 11.0% above the regional average per person over the past five years.

This balances buyer choice while supporting current property values, although building activity has slowed in recent years. All approved developments since FY-21 have been detached houses, preserving the area's low-density nature and attracting space-seeking buyers. With around 188 people per dwelling approval, Bendigo Surrounds - South exhibits characteristics of a growth area. Future projections indicate an addition of 4,441 residents by 2041. At current development rates, housing supply may struggle to keep pace with population growth, potentially increasing buyer competition and supporting price increases.

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

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified 98 projects that could impact the region. Notable ones include Hidden Valley Estate, Kangaroo Rise Estate, Kangaroo Flat Skate Park, and Kangaroo Flat Lifestyle Estate Expansion. The following list details those most relevant.

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

The labour market strength in Bendigo Surrounds - South positions it well ahead of most Australian regions

Bendigo Surrounds - South has a skilled workforce with essential services sectors well represented. The unemployment rate in June 2025 was 1.8%.

Employment growth over the past year was estimated at 1.1%. As of June 2025, 4699 residents were in work, with an unemployment rate of 2.0%, compared to Rest of Vic.'s rate of 3.8%. Workforce participation was 67.4%, higher than Rest of Vic.'s 57.4%. Leading employment industries included health care & social assistance, construction, and retail trade.

The area had a particular specialization in construction, with an employment share 1.2 times the regional level. However, agriculture, forestry & fishing was under-represented at 4.0% compared to Rest of Vic.'s 7.5%. Over the 12 months to June 2025, employment increased by 1.1%, while labour force increased by 1.7%, causing unemployment to rise by 0.6 percentage points. By comparison, Rest of Vic. recorded an employment decline of 0.9% and a labour force decline of 0.4%. State-level data to Sep-25 showed VIC employment grew by 1.08% year-on-year, with the state unemployment rate at 4.7%, compared to the national rate of 4.5%. Jobs and Skills Australia's national employment forecasts from May 2025 suggested potential future demand within Bendigo Surrounds - South. These projections estimated national employment growth of 6.6% over five years and 13.7% over ten years, with local growth approximated at approximately 6.3%% over five years and 13.3% over ten years.

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

The latest postcode level ATO data for financial year 2022 shows that median income in Bendigo Surrounds - South is $53,966 and average income stands at $66,226. This contrasts with Rest of Vic.'s median income of $48,741 and average income of $60,693. Based on Wage Price Index growth of 10.11% since financial year 2022, current estimates for Bendigo Surrounds - South would be approximately $59,422 (median) and $72,921 (average) as of March 2025. According to the 2021 Census, incomes in Bendigo Surrounds - South cluster around the 62nd percentile nationally. Distribution data shows that 37.0% of individuals earn between $1,500 and $2,999, consistent with broader trends across the region where 30.3% fall into this category. 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

Dwelling structure in Bendigo Surrounds - South, as per the latest Census, comprised 99.1% houses and 0.9% other dwellings. In comparison, Non-Metro Vic. had 95.2% houses and 4.8% other dwellings. Home ownership in Bendigo Surrounds - South was at 39.0%, with the rest either mortgaged (54.7%) or rented (6.3%). The median monthly mortgage repayment was $1,625, higher than Non-Metro Vic.'s average of $1,600. Median weekly rent in Bendigo Surrounds - South was $320, matching Non-Metro Vic.'s figure. Nationally, mortgage repayments were lower at $1,863 and rents were 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 account for 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 constitute 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 - advanced diplomas at 11.7% and certificates at 28.8%. Educational participation is high, with 30.2% of residents currently enrolled in formal education: primary (12.4%), secondary (9.2%), and tertiary (3.1%).

The five schools in Bendigo Surrounds - South have a combined enrollment of 421 students. This region has typical Australian school conditions (ICSEA: 999) with balanced educational opportunities, comprising four primary and one K-12 school. School capacity is limited, with only 4.7 places per 100 residents compared to the regional average of 10.5, leading many families to travel for schooling. Note that where schools show 'n/a' for enrolments, please refer to the parent campus.

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

The analysis of public transportation in Bendigo Surrounds - South indicates six active transport stops currently operating. These stops are served by a mix of buses operating along nine different routes. In total, these routes facilitate 22 weekly passenger trips.

The accessibility to these transport services is rated as limited, with residents on average located 1676 meters from the nearest stop. On average, service frequency across all routes amounts to three trips per day, which equates 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 have relatively positive health outcomes, with common conditions seen across both young and old age groups at a standard level.

Private health cover is held by approximately 52% of the total population (~4,732 people), slightly higher than the average SA2 area. The most prevalent medical conditions are arthritis (8.9%) and mental health issues (8.7%). A majority, 68.6%, report no medical ailments, compared to 63.4% in Rest of Vic.. The area has a lower proportion of residents aged 65 and over at 16.5% (1,486 people), compared to the state average of 24.9%. Despite this, health outcomes among seniors are strong and perform better than the general population in health 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 cultural diversity indices as follows: 92.7% citizens, 92.8% born in Australia, and 97.6% speaking English only at home. The predominant religion was Christianity at 45.2%. Judaism's representation stood at 0.1%, compared to Rest of Vic.'s 0.2%.

Top ancestry groups were Australian (33.9%), English (32.6%), and Irish (9.9%). Notable differences existed for Scottish (9.1% vs regional 10.1%), Maltese (0.5% vs 0.6%), and Dutch (1.4% vs 1.4%).

Bendigo Surrounds - South's median age exceeds the national pattern

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