East Bendigo
A crime rate of 156.7 per 1,000 residents sits markedly above the national average, yet East Bendigo house prices have more than doubled since 2013, rising 102.8% to a $578,000 median by mid-2024. The suburb spans 10.23 square kilometres with only 2,246 residents, giving a low density of 219.6 people per km2. Household income sits at the 28.1st percentile nationally, reflecting the working-class base, but mortgage stress remains absent, with repayments at 22.3% of income, well below the 30% stress threshold. The median age of 45 is 5 years above the national figure, signalling a steadily aging resident base.
Population
2,246
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,258/wk
DAs (12 months)iDevelopment Applications lodged in the past year
54
Median House
$578K
Apr-Jun 2024
The $578,000 median house price in April to June 2024 sits below the Victorian state median, offering relative affordability for buyers priced out of Melbourne. Prices have climbed 102.8% since 2013, when the median was $285,000, a compound annual growth rate of 5.2% over 14 years. The stock is overwhelmingly detached houses at 80.9%, with semi-detached dwellings at 15.5% and apartments at only 3.6%. Three-bedroom homes dominate at 51.8%, followed by two-bedroom at 25.1% and four-plus at 19.8%. Monthly mortgage repayments average $1,213, giving a mortgage-to-income ratio of 22.3%, comfortably below the 30% stress threshold, which means purchasing here costs less relative to local incomes than in most Victorian capital-fringe areas.
For Buyers
The $578,000 median house price in April to June 2024 sits below the Victorian state median, offering relative affordability for buyers priced out of Melbourne. Prices have climbed 102.8% since 2013, when the median was $285,000, a compound annual growth rate of 5.2% over 14 years. The stock is overwhelmingly detached houses at 80.9%, with semi-detached dwellings at 15.5% and apartments at only 3.6%. Three-bedroom homes dominate at 51.8%, followed by two-bedroom at 25.1% and four-plus at 19.8%. Monthly mortgage repayments average $1,213, giving a mortgage-to-income ratio of 22.3%, comfortably below the 30% stress threshold, which means purchasing here costs less relative to local incomes than in most Victorian capital-fringe areas.
For Investors
A 37.9% renter share is above the national average, giving landlords a solid tenant pool, and weekly rent of $295 reflects the suburb's working-class positioning. The vacancy rate of 6.8% is elevated compared to typical healthy-market levels near 2-3%, suggesting some supply-demand looseness that warrants monitoring. Development activity is active at 51 applications in the past 12 months, including subdivision and commercial works that signal continued investment in the area. Overseas migration drives net population growth, averaging 77 arrivals annually against an internal outflow of 36, providing a modest but consistent demand floor. Rent grew 34.1% over the decade, faster than inflation, and real household income rose 12.8%, both trends that support continued rental demand.
Development Activity
Total DAs
68
Last 12 Months
54
YoY ChangeiYear-over-year change in DA lodgements
+800.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 45 is 5 years above the national figure, and the senior share rose 4.9 points over the decade while the working-age share held roughly flat, confirming an aging trajectory. Overseas-born residents account for 12.6% of the population, which is 9.0 percentage points below the national average, reflecting a predominantly locally-born community. University qualifications reach 28.7%, which is 1.4 points below the national rate. Ancestry is strongly Anglo-Celtic, led by English (899 residents), Irish (297) and Scottish (265). The average household size of 2.1 is 0.4 below the national figure, consistent with older couples-without-children households, which make up 34.4% of all families. Volunteering sits at 14.6% of residents.
Age Distribution
Bedrooms
Dwelling Structure
80.9%
Houses
15.5%
Townhouse
3.6%
Apartment
Tenure
Tenure is split with 34.4% owning outright, 27.7% carrying a mortgage and 37.9% renting, the renter share higher than state and national medians. Outright ownership at 34.4% signals a substantial cohort of long-held, debt-free properties. The stock is dominated by separate houses at 80.9%, with semi-detached at 15.5% and apartments at just 3.6%. Three-bedroom dwellings make up 51.8% of homes. The price trajectory shows 102.8% growth from $285,000 in 2013 to $578,000 in mid-2024, with a peak of $615,000 in early 2024 before a 6.0% pull-back. Rent-to-income sits at 23.4%, below the 30% stress threshold, meaning renters here retain reasonable affordability compared to most metropolitan markets.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,213
Rent / wk
$295
HH Size
2.1
Personal Income / wk
$715
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.8%
Unoccupied
71
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
34.4%
Couples, no children
1,452
Total families
Economy & Employment
Healthcare is the dominant employer at 23.7% of workers (169 people), nearly twice the share of the next sector, reflecting proximity to Bendigo's major hospital precinct. Education follows at 9.7% (69 workers), then Retail at 8.8%, Construction at 8.3% and Manufacturing at 7.9%. By occupation, Professionals lead at 247 workers, followed by Labourers (131) and Clerical/Admin (119). The unemployment rate of 4.6% is moderate, and the full-time employment rate among those working is 60.4%. The IRSAD decile of 5 and IRSD decile of 5 place East Bendigo at the national median for both relative advantage and disadvantage, compared to the IEO decile of 6, which indicates slightly above-median education and occupation outcomes.
Unemployment
7.1%
Labour Force
7,152
Unemployed
507
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.4%
Part-time
35.0%
Participation
51.0%
Employed
951
Occupations
Top Industries
University
28.7%
Postgraduate
6.1%
Born Overseas
12.6%
Dwellings
979
Transport to Work
Car dependence is high at 86.2% of commuters, significantly above the national average, while public transport use is minimal at 1.0% and active transport at 6.5%. The crime rate of 156.7 incidents per 1,000 residents is notably elevated, driven by property and deception offences (193 incidents) and justice procedure offences (81). No schools are recorded within the suburb boundary, so families access schools in neighbouring Bendigo areas. The IRSAD decile of 5 places East Bendigo at the national median for relative advantage. Rent-to-income at 23.4% keeps rental costs manageable. About 10.3% of residents (216 people) require daily assistance, above the rate typical for mid-decile suburbs and consistent with the older median age of 45.
Drive
86.2%
Public Transport
1.0%
Walk / Cycle
6.5%
Work from Home
N/A
Population Forecast
+0.17%/yr
(+24 people/yr)
EstablishedPopulation growth is slow at 0.17% annually, adding roughly 24 people per year. Over 10 years, the suburb grew 2.2%, well below national averages. Historical population of the SA2 area ran 13,936 in 2023 and 13,941 in 2025, essentially flat. The medium forecast reaches 14,142 by 2031, a modest 1.4% increase from 2025. The primary migration driver is overseas arrivals at a net 77 per year, compared to a net internal loss of 36, meaning growth depends on continued overseas migration. The gentrification score of 15 places East Bendigo in the not-gentrifying category, and affordability has been stable, shifting from 40.2% in 2011 to 38.9% in 2021. The suburb's aging trajectory, with the senior share rising 4.9 points over the decade, is the dominant demographic shift.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+77
Net Internal / yr
-36
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
352
Year ending June 2024
Rate per 1,000 People
156.7
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 East Bendigo compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is East Bendigo a good suburb to live in?
East Bendigo sits at the national median on IRSAD (decile 5) with a $578,000 median house price, about 102.8% above 2013 levels. The main drawbacks are a crime rate of 156.7 per 1,000 residents, above the national average, and limited public transport at just 1.0% of commuters. Mortgage stress is low at 22.3% of income, and housing costs are manageable.
What is the median house price in East Bendigo?
The median house price is $578,000 as of April to June 2024. Prices peaked at $615,000 in early 2024, then pulled back 6.0%. Since 2013 when the median was $285,000, growth totals 102.8%, a CAGR of 5.2% over 14 years. Monthly mortgage repayments average $1,213.
What schools are in East Bendigo?
No schools are recorded within the East Bendigo suburb boundary in this dataset. Families access schools in neighbouring Bendigo suburbs. The local university qualification rate is 28.7%, which is 1.4 points below the national figure.
Is East Bendigo safe?
East Bendigo recorded 352 total crimes in the data period, giving a rate of 156.7 per 1,000 residents, which is elevated compared to national norms. Property and deception offences account for 193 incidents, justice procedure offences 81, and crimes against the person 69. This is a key consideration for prospective residents.
Is East Bendigo good for property investment?
The renter share of 37.9% is above the national average, supporting rental demand, and rent grew 34.1% over the decade. Weekly rent is $295, and the vacancy rate of 6.8% is above the typical healthy-market range of 2-3%, suggesting some supply surplus. The CAGR of 5.2% over 14 years on house prices points to steady capital growth. 51 development applications in 12 months signal ongoing investment activity.
How is East Bendigo's population changing?
The suburb is growing slowly at 0.17% per year, adding about 24 people annually. The 10-year growth was 2.2%, below national averages. Overseas migration drives growth at a net 77 arrivals per year, offsetting internal outflow of 36. The medium forecast puts the SA2 area at 14,142 by 2031 from around 13,941 in 2025.
How much development is happening in East Bendigo?
East Bendigo recorded 51 development applications in the past 12 months, including subdivision works and commercial construction, which is a solid level of activity for a suburb of 2,246 residents. Recent examples include Planning Permit applications for commercial buildings and an 11-lot subdivision staged under the Subdivision Act.
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), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), 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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