Bentleigh East - North

Bentleigh East - North lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

Based on AreaSearch's analysis, Bentleigh East - North's population is around 17928 as of May 2026. This reflects an increase of 1345 people (8.1%) since the 2021 Census which reported a population of 16583 people. The change is inferred from the estimated resident population of 17873 from the ABS as of June 2025 and an additional 193 validated new addresses since the Census date. This level of population equates to a density ratio of 3897 persons per square kilometer, placing Bentleigh East - North in the top 10% of national locations assessed by AreaSearch, indicating high demand for land in the area. Bentleigh East - North's growth of 8.1% since the 2021 census exceeded the SA4 region's growth of 8.0%, positioning it as a growth leader in the region. Overseas migration contributed approximately 82.8% of overall population gains during recent periods, driving primary population growth for the area.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises VIC State Government's Regional/LGA projections released in 2023, adjusting them 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 based on these aggregations. According to demographic trends, Bentleigh East - North is forecasted to experience significant population increase in the top quartile of national areas, with an expected expansion of 4308 persons by 2041, reflecting a gain of 23.7% in total over the 16 years based on the latest annual ERP population numbers.

AreaSearch assessment of residential development activity positions Bentleigh East - North among the top 25% of areas assessed nationwide

Bentleigh East - North has seen approximately 129 new homes approved annually over the past five financial years, totalling 646 homes. As of FY-26158 approvals have been recorded. On average, 1.8 new residents arrive per year for each new home approved between FY-21 and FY-25, indicating a balanced supply and demand market that supports stable conditions. The average construction value of new properties is $524,000, suggesting developers are targeting the premium market segment with higher-end properties.

This financial year has seen $60.5 million in commercial development approvals, demonstrating strong commercial development momentum. Compared to Greater Melbourne, Bentleigh East - North records elevated construction levels, at 19.0% above the regional average per person over the past five years, providing reasonable buyer options while sustaining existing property demand. Recent construction comprises 27.0% detached dwellings and 73.0% attached dwellings, favouring higher-density living to create more affordable entry points for downsizers, investors, and first-home buyers. This shift marks a departure from the current housing pattern of 68.0% houses, potentially due to diminishing developable land availability and evolving lifestyle preferences and housing affordability needs. With approximately 161 people per dwelling approval, Bentleigh East - North exhibits characteristics of a growth area.

According to AreaSearch's latest quarterly estimate, the population is forecasted to gain 4,253 residents by 2041, with development keeping pace with projected growth but potentially increasing competition among buyers as the population expands.

Bentleigh East - North has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified 18 projects that may impact the area. Notable ones include East Village, Bentleigh East Structure Plan Implementation, East Boundary Road Pedestrian Safety Improvements, and East Village Precinct Infrastructure. The following list details those likely to be most relevant.

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.

Bentleigh East - North has seen below average employment performance when compared to national benchmarks

Bentleigh East - North has an educated workforce with professional services well-represented. The unemployment rate as of December 2025 is 4.5%, which is 0.2% lower than Greater Melbourne's rate of 4.8%. Workforce participation in Bentleigh East - North matches Greater Melbourne's figure of 69.9%.

Census responses indicate that 41.6% of residents work from home, though Covid-19 lockdown impacts should be considered. Dominant employment sectors include health care & social assistance, professional & technical services, and retail trade. The area specializes in professional & technical services with an employment share 1.3 times the regional level. Manufacturing has limited presence at 5.3% compared to the regional figure of 7.2%.

The predominantly residential area offers limited local employment opportunities as suggested by the Census working population count versus resident population. Between December 2024 and December 2025, Bentleigh East - North's labour force decreased by 0.3%, while employment declined by 1.0%, resulting in an unemployment rate rise of 0.7 percentage points. In comparison, Greater Melbourne recorded employment growth of 2.4% and labour force growth of 2.8%, with a smaller unemployment rate increase of 0.3 percentage points. National employment forecasts from Jobs and Skills Australia, published in May-25, project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Bentleigh East - North's employment mix suggests local employment should increase by 6.9% over five years and 14.1% over ten years.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

AreaSearch's data for financial year 2023 shows Bentleigh East - North SA2 has high incomes. The median is $63,946 and average is $82,184. Melbourne's median income is $57,688 with an average of $75,164. By March 2026, estimated incomes are approximately $70,098 (median) and $90,090 (average), based on a 9.62% Wage Price Index growth since financial year 2023. Census data ranks Bentleigh East - North's household, family, and personal incomes between the 70th and 80th percentiles nationally. Income distribution shows 28.3% (5,073 individuals) earn $1,500-$2,999 weekly, mirroring surrounding regions at 32.8%. High earners comprise 36.8%, indicating strong economic capacity. Housing costs consume 16.1% of income, but disposable income ranks at the 79th percentile. The area's SEIFA income ranking places it in the 9th decile.

Bentleigh East - North displays a diverse mix of dwelling types, with above-average rates of outright home ownership

Bentleigh East - North's dwellings, as per the latest Census, consisted of 67.7% houses and 32.4% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Melbourne metro's 67.9% houses and 32.1% other dwellings. Home ownership in Bentleigh East - North stood at 34.3%, with mortgaged dwellings at 40.0% and rented ones at 25.7%. The median monthly mortgage repayment was $2,500, above Melbourne metro's average of $2,000. The median weekly rent in the area was $508, compared to Melbourne metro's $390. Nationally, Bentleigh East - North's mortgage repayments were significantly higher than the Australian average of $1,863, while rents were substantially above the national figure of $375.

Bentleigh East - North features high concentrations of family households, with a higher-than-average median household size

Family households account for 78.2% of all households, including 43.9% that are couples with children, 20.7% that are couples without children, and 12.5% that are single parent families. Non-family households make up the remaining 21.8%, with lone person households at 19.6% and group households comprising 2.2%. The median household size is 2.8 people, larger than the Greater Melbourne average of 2.6.

Bentleigh East - North demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

Bentleigh East - North has a notably high educational attainment, with 43.3% of residents aged 15 and above holding university qualifications. This is higher than the national average of 30.4% and the Victorian average of 33.4%. The area's residents have a substantial educational advantage, with bachelor degrees being the most common at 27.8%, followed by postgraduate qualifications at 11.6% and graduate diplomas at 3.9%. Vocational pathways are also prevalent, accounting for 24.5% of qualifications among those aged 15 and above, with advanced diplomas at 11.1% and certificates at 13.4%.

Educational participation is high in the area, with 33.2% of residents currently enrolled in formal education. This includes 11.6% in primary education, 10.2% in secondary education, and 6.0% pursuing tertiary education.

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

Bentleigh East - North has 71 active public transport stops, all of which are bus stops. These are serviced by 13 different routes that together facilitate 2,543 weekly passenger trips. The area's transport accessibility is rated as excellent; residents typically live within 191 meters of the nearest stop. Most commutes in this primarily residential area are outward-bound. Cars remain the dominant mode of travel at 85%, with trains used by 8% of residents. On average, there are 1.4 vehicles per dwelling.

According to the 2021 Census, 41.6% of residents work from home, which may be influenced by COVID-19 conditions. Across all routes, service frequency averages 363 trips per day, equating to approximately 35 weekly trips per stop.

Bentleigh East - North's residents boast exceedingly positive health performance metrics with both young and old age cohorts seeing low prevalence of common health conditions

Bentleigh East - North shows excellent health outcomes according to AreaSearch's analysis of mortality rates and chronic condition prevalence. Both younger and older age groups have low prevalence of common health conditions.

Private health cover is exceptionally high at approximately 60% of the total population (10,738 people), compared to 56.7% across Greater Melbourne. The most prevalent medical conditions are asthma and mental health issues, affecting 6.5 and 6.2% of residents respectively. 76.1% of residents report being completely free from medical ailments, compared to 72.6% in Greater Melbourne. The area has 14.9% of residents aged 65 and over (2,665 people). Health outcomes among seniors are above average but rank lower nationally than the broader population.

Bentleigh East - North is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Bentleigh East - North has a high level of cultural diversity, with 38.4% of its population born overseas and 38.6% speaking a language other than English at home. Christianity is the predominant religion in Bentleigh East - North, accounting for 41.5% of people. However, Judaism is significantly overrepresented, comprising 10.8% of the population compared to Greater Melbourne's average of 1.0%.

The top three ancestry groups are Australian (17.1%), English (16.9%), and Other (14.0%). Notably, Russian (2.6%) Polish (1.9%) and Greek (7.4%) ethnicities are overrepresented compared to regional averages of 0.4%, 0.8% and 2.7% respectively.

Bentleigh East - North's population aligns closely with national norms in age terms

The median age in Bentleigh East - North is 39 years, which is higher than Greater Melbourne's average of 37 years and close to the national average of 38 years. The 45-54 age cohort is notably over-represented at 16.2% locally compared to Greater Melbourne's average, while the 25-34 age group is under-represented at 9.5%. According to post-2021 Census data, the 15-24 age group has grown from 12.3% to 14.6%, while the 5-14 cohort has declined from 16.0% to 14.7%. Population forecasts for 2041 indicate significant demographic changes in Bentleigh East - North, with the 45-54 age group projected to grow by 32% (942 people), reaching a total of 3,852 from its current figure of 2,909.