Flora Hill
Flora Hill's most distinctive feature is its renter majority: 50.7% of households rent, while vacancy sits at 10.3%. Its 3,989 residents occupy 2.94 sq km, producing a density of 1,358.9 people per sq km. At a median age of 32, the suburb is 8.0 years younger than the national comparison, and its university-qualified share of 35.9% is 5.8 percentage points above national. Compared with nearby Kennington and Bendigo East, Flora Hill's 81.4% separate-house share and 1.1% apartment share point to a more conventional residential form. Its 16.4% work-from-home rate and 72.0% car-driver share show that local convenience coexists with road-based routines.
Population
3,989
Median Age
32.0
Household IncomeiMedian weekly household income (ABS Census)
$1,347/wk
DAs (12 months)iDevelopment Applications lodged in the past year
21
Median House
$592K
October to December 2025
Mortgage costs are recorded at $1,300 a month, with mortgage-to-income at 22.3% and no mortgage stress flag. Separate houses make up 81.4% of stock and three-bedroom homes 53.1%, so buyers get more conventional housing than in apartment-led areas. The 50.7% renter share keeps competition for well-presented homes relevant, while four-plus-bedroom homes account for 18.5%.
For Buyers
Mortgage costs are recorded at $1,300 a month, with mortgage-to-income at 22.3% and no mortgage stress flag. Separate houses make up 81.4% of stock and three-bedroom homes 53.1%, so buyers get more conventional housing than in apartment-led areas. The 50.7% renter share keeps competition for well-presented homes relevant, while four-plus-bedroom homes account for 18.5%.
For Investors
Flora Hill has a clear rental base: 50.7% of households rent and weekly rent is $290. That demand profile is tempered by a 10.3% vacancy rate, higher than a tightly supplied market, giving tenants more choice and making leasing variability important. Rent growth is 26.1% across the longer trend, while overseas migration is the primary forecast driver. Nineteen development applications were recorded over 12 months, including subdivision activity, which may add competition or housing choice. The 1.9% public transport share also makes car access relevant to tenant appeal.
Development Activity
Total DAs
25
Last 12 Months
21
YoY ChangeiYear-over-year change in DA lodgements
+2000.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Flora Hill is younger and more locally settled than the national profile in some respects, but its resident mix is not dominated by overseas-born households. Median age is 32, or 8.0 years below national, while 35.9% have university qualifications, 5.8 points above national. Only 12.5% were born overseas, 9.1 points below national, and English, Irish and Scottish ancestry counts are 1,619, 601 and 449. No religion is the largest recorded affiliation at 2,132 people, ahead of Christianity at 1,315. Household size averages 2.3, lower than national by 0.2, consistent with 33.3% couples without children and 34.4% couples with children. Turnover is 34.0%, while 66.0% stayed, indicating both mobility and a settled base.
Age Distribution
Bedrooms
Dwelling Structure
81.4%
Houses
17.5%
Townhouse
1.1%
Apartment
Tenure
Flora Hill's housing market has climbed materially over time but softened from its latest peak. Tenure is renter-heavy: 50.7% rent, compared with 24.9% paying a mortgage and 23.3% owning outright. Stock remains detached-house led, with 81.4% separate houses, 17.5% semi-detached dwellings and 1.1% apartments. Three-bedroom homes account for 53.1%, while 18.5% have four or more bedrooms. Compared with apartment-oriented suburbs, Flora Hill provides more conventional house stock, while its 2.3-person average household size supports demand for efficient layouts.
Mortgage / mo
$1,300
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $290.
$460
Bond data year ending Sep 2025 · houses $475 · units $380
HH Size
2.3
Personal Income / wk
$705
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.3%
Unoccupied
182
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.5%
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 with children
33.3%
Couples, no children
29.5%
Single parent
919
Total families
Economy & Employment
Flora Hill's employment base is anchored by healthcare, which accounts for 26.7% and 366 workers, followed by education at 13.1% and 179. Construction, retail and public administration add 8.9% or 122, 8.4% or 115, and 8.2% or 112 respectively. The occupational mix includes 507 professionals, 333 community and personal service workers, 227 in sales, 221 labourers and 218 trades workers, giving the suburb both service and practical-work pathways. Participation is 64.5%, unemployment is 6.5%, and 51.2% of workers are full-time. Compared with the national middle, the IEO sits in decile 7, above average educational opportunity, while the IER is decile 2, below average economic resources. IRSD and IRSAD are both decile 5, indicating mid-range conditions. That gap helps explain why household income is only at the 34.6th percentile despite stronger education and professional representation.
Unemployment
6.5%
Labour Force
2,132
Unemployed
138
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.2%
Part-time
41.5%
Participation
64.5%
Employed
1,994
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
35.9%
Postgraduate
8.3%
Born Overseas
12.5%
Dwellings
1,575
Transport to Work
Flora Hill is practical for drivers but less transit-oriented. Car drivers account for 72.0% of commuting, compared with 1.9% using public transport and 4.3% walking or cycling; 16.4% work from home, which can reduce daily travel for some households. Safety requires a measured view: 332 recorded offences equal 83.2 per 1,000 residents, with property and deception offences at 164, justice procedures at 78 and crimes against the person at 54. Property incidents are the largest category, making security and parking arrangements relevant. The IRSAD is decile 5, placing local relative advantage around the middle, while volunteering is 17.3% and 7.5% need assistance. Compared with a transit-rich inner suburb, Flora Hill's car dependence makes road access and household vehicle costs more important to day-to-day livability.
Drive
72.0%
Public Transport
1.9%
Walk / Cycle
4.3%
Work from Home
16.4%
Population Forecast
+0.17%/yr
(+16 people/yr)
EstablishedFlora Hill is an established, slow-growth suburb: annual growth is forecast at 0.17%, with overseas migration as the primary driver. Across the wider area, population change is 2.7% over 10 years, so growth is likely to be gradual because the trajectory is labelled Aging. That direction is reinforced by a 3.7 percentage-point increase in the senior share and a 0.4-point decline in the young share. Affordability is marked Improving as the measure moved from 44.7 in 2011 to 37.7 in 2021, while real income growth reached 21.6%. Gentrification is currently labelled Not gentrifying with a score of 0. Compared with faster-expanding outer growth areas, Flora Hill's 0.17% pace favours stability over sharp population pressure.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+68
Net Internal / yr
-66
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
332
Year ending June 2024
Rate per 1,000 People
83.2
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 Flora Hill compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Flora Hill a good suburb to live in?
Flora Hill suits residents seeking a compact, car-oriented Bendigo setting. The median age is 32, vacancy is 10.3%, and 72.0% of commuters drive. Compare exact streets for traffic, parking, housing condition and daily travel before choosing.
What schools are in Flora Hill?
Flora Hill's postcode is 3550. Check current government and non-government options against the exact address, because enrolment zones and travel times can differ across nearby streets and may change between properties.
Is Flora Hill safe?
Flora Hill recorded 332 offences, or 83.2 per 1,000 residents. Property and deception offences were the largest category at 164, so compare the exact street, lighting, parking and security needs rather than relying on a suburb-wide label.
How is Flora Hill's population changing?
Change is modest rather than rapid. The annual forecast trend is 0.17%, while population change across the wider area is 2.7% over 10 years. The trajectory is Aging, with the senior share up 3.7 points and overseas migration the primary driver.
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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