Bentleigh
Its 17,921 residents occupy 4.71 sq km at a density of 3,801.9 people per sq km, creating a compact setting with strong professional and family demand. The median age of 39 is 1 year below national, while 37.4% of residents were born overseas, 15.8 percentage points above national. Compared with nearby Carnegie and Moorabbin, Bentleigh is a useful benchmark for buyers weighing premium pricing against 59.9% separate-house stock and 20.0% semi-detached dwellings. Overseas migration is the main growth driver, while the 8.0% vacancy rate gives renters more choice than a tightly constrained market.
Population
17,921
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$2,263/wk
DAs (12 months)iDevelopment Applications lodged in the past year
118
Median House
$1.6M
October to December 2025
The $2,500 monthly mortgage figure and 25.5% mortgage-to-income ratio indicate that repayments are manageable for households with sufficient income and deposit capacity, although the entry price remains high. Housing choice is broader than a detached-only market: 59.9% of dwellings are separate houses, 20.0% are semi-detached and 19.6% are apartments. Three-bedroom homes account for 36.1% and four-plus-bedroom homes 31.2%, supporting family demand. Compared with nearby Carnegie and Moorabbin, buyers should inspect dwelling type, renovation needs and exact street because the premium median can conceal material variation.
For Buyers
The $2,500 monthly mortgage figure and 25.5% mortgage-to-income ratio indicate that repayments are manageable for households with sufficient income and deposit capacity, although the entry price remains high. Housing choice is broader than a detached-only market: 59.9% of dwellings are separate houses, 20.0% are semi-detached and 19.6% are apartments. Three-bedroom homes account for 36.1% and four-plus-bedroom homes 31.2%, supporting family demand. Compared with nearby Carnegie and Moorabbin, buyers should inspect dwelling type, renovation needs and exact street because the premium median can conceal material variation.
For Investors
An investor profile is supported by 28.7% of households renting, a $480 weekly median rent and rent growth of 34.0% in the longer-term shift indicators. The 8.0% vacancy rate is a key counterweight because landlords may face more leasing competition than in a tightly constrained market. Development activity is material, with 116 applications lodged in 12 months, including a proposal for 2 dwellings, which can add rental and resale supply as established lots are renewed. Overseas migration is the primary growth driver, while the 1.33% annual trend is lower than the 34.0% rent growth, indicating that rents have moved faster than the broader growth rate. Compare holding costs, vacancy exposure and dwelling types before buying.
Development Activity
Total DAs
145
Last 12 Months
118
YoY ChangeiYear-over-year change in DA lodgements
+490.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bentleigh
Open-register school locations for education access. This is not a school-quality ranking.
Bentleigh West Primary School
St Paul's School
Tucker Road Bentleigh Primary School
Our Lady of the Sacred Heart College
Demographics
Bentleigh's 17,921 residents form a highly educated and internationally connected profile. University qualification attainment is 56.1%, 26 percentage points above the national comparison, while 37.4% were born overseas, 15.8 points above national. English ancestry is most common at 4,747 people, followed by Chinese at 1,943, Irish at 1,800 and Scottish at 1,310. Mandarin is the leading listed non-English language at 598 speakers, ahead of Greek at 312 and Russian at 250. No religion is recorded for 7,403 residents, compared with 7,169 identifying with Christianity and 1,073 with Judaism. The median age is 39, 1 year below national, and average household size is 2.6, 0.1 above national, helping explain demand for both family homes and smaller apartments.
Age Distribution
Bedrooms
Dwelling Structure
59.9%
Houses
20.0%
Townhouse
19.6%
Apartment
Tenure
Bentleigh's house price cycle has risen materially but softened from its recent peak. The 3.2% CAGR over 19 years is lower than the 83.3% cumulative change because the measures cover different periods and market phases. Tenure is mixed: 34.2% own outright, 35.7% have a mortgage and 28.7% rent. That ownership base supports established demand, while 19.6% apartments and 20.0% semi-detached homes provide more entry formats than a detached-house-only suburb.
Mortgage / mo
$2,500
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $480.
$700
Bond data year ending Sep 2025 · houses $735 · units $590
HH Size
2.6
Personal Income / wk
$990
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.0%
Unoccupied
583
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
50.5%
Couples with children
33.1%
Couples, no children
14.9%
Single parent
4,955
Total families
Economy & Employment
Bentleigh's economic base is professional and service-led. Professional/Tech accounts for 16.1% of listed industry employment, followed by Healthcare at 15.6%, Education at 11.4%, Finance at 7.8% and Construction at 7.3%. The occupational mix reinforces that pattern, with 3,224 Professionals and 1,790 Managers ahead of 1,228 Clerical/Admin workers. Household income is $2,263 a week at the 87.2nd percentile, helping explain premium housing demand because higher-earning households can compete for established homes. Labour-force participation is 68.3%, full-time employment is 60.5% and unemployment is 4.3%. SEIFA deciles are 9 for IEO, 8 for IER, 9 for IRSD and 9 for IRSAD. IER is lower than the other three, but the overall profile remains above the middle of the socioeconomic distribution.
Unemployment
4.3%
Labour Force
10,033
Unemployed
435
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.5%
Part-time
33.6%
Participation
68.3%
Employed
9,598
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
56.1%
Postgraduate
16.4%
Born Overseas
37.4%
Dwellings
6,706
Transport to Work
Bentleigh's 3,801.9 people per sq km create a compact urban setting, with 46.5% working from home, 43.0% driving as car occupants and 4.9% using public transport in the recorded journey-to-work pattern. Compared with car travel, public transport and walking or cycling at 2.8% play smaller roles, so transport access should be checked for each address. Four local schools span 2 government primary schools, 1 Catholic primary school and 1 Catholic secondary college. Families should check enrolment zones because they can cut across suburb boundaries. Safety due diligence matters: 893 recorded offences equate to 49.8 per 1,000 residents, with 608 property and deception offences the largest category. IRSAD is decile 9, higher than IER at decile 8, but street-level conditions and daily routines still deserve comparison before moving.
Drive
43.0%
Public Transport
4.9%
Walk / Cycle
2.8%
Work from Home
46.5%
Population Forecast
+1.33%/yr
(+238 people/yr)
EstablishedBentleigh is classified as an established market, with the forecast trend running at 1.33% a year and overseas migration identified as the primary driver. Population change across the wider area is 21.5% over 10 years, while the shift trajectory is Mixed, so growth is positive but not uniform across age, tenure and housing segments. The gentrification score is 34 at the Early signs stage, contrasted with a shift indicator of 45 marked Active; this points to ongoing change rather than a finished transformation. Rent growth of 34.0% is higher than the 3.2% long-run house-price CAGR because rental demand can reprice faster than the ownership market. Affordability readings moved from 61.7 in 2011 to 55.3 in 2021 alongside 21.7% real-income growth, so buyers should track whether income gains continue to offset premium values.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+278
Net Internal / yr
-63
Gentrification Signal
Early signs
Population +26% since 2011, Strong overseas inflow +278/yr, Accelerating: 9% → 15%
Safety & Crime
Total Offences
893
Year ending June 2024
Rate per 1,000 People
49.8
Offence Categories
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bentleigh compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Bentleigh?
Bentleigh has 4 listed local schools: 2 government primary schools, 1 Catholic primary school and 1 Catholic secondary college. This mix is broader than a single-sector catchment, but enrolment zones can differ by address. Families should verify current boundaries and availability because school access is not determined by the suburb name alone.
Is Bentleigh safe?
Recorded crime was 893 offences, or 49.8 per 1,000 residents, with property and deception offences accounting for 608 cases. Compared with the 107 crimes against the person, property-related incidents are the dominant category. Use these figures as a comparison point rather than a guarantee of street-level safety, and check recent incidents and regular routes.
Is Bentleigh good for property investment?
Bentleigh can suit investors who value established demand, with 28.7% renting, $480 weekly rent and 116 development applications in 12 months. The 8.0% vacancy rate is a key counterweight, while 34.0% rent growth is higher than the 3.2% long-run price CAGR. Compare apartments, semi-detached homes and houses separately because returns will vary by dwelling type.
How is Bentleigh's population changing?
Population change across the wider area is 21.5% over 10 years, with growth running at 1.33% annually and overseas migration the primary driver. The shift trajectory is Mixed, while the gentrification score is 34 at the Early signs stage. That is positive momentum, but less settled than a fully mature growth pattern.
What languages are spoken in Bentleigh?
With 37.4% of residents born overseas, Bentleigh has a substantial international profile. Mandarin is the leading listed language at 598 speakers, followed by Greek at 312 and Russian at 250. The overseas-born share is 15.8 percentage points above national, so local services and social networks may reflect more than one cultural tradition.
How much development is occurring in Bentleigh?
There were 116 development applications in the latest 12 months, including a proposal for 2 double-storey dwellings and commercial-building alterations. Compared with a single two-dwelling proposal, the total indicates broader planning activity across the suburb. Approvals do not guarantee construction, so check permit conditions and future applications before buying beside a development site.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), Valuer-General Victoria (house prices), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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