North Bendigo
With a crime rate of 96.3 per 1,000 residents, North Bendigo sits notably above typical suburban baselines, yet its median house price of $552,000 is well below the Victorian average, making the affordability calculation more complex than it first appears. Household income lands in the 29.4th percentile nationally, and the IRSD decile of 2 flags this as a high-disadvantage area. Renting dominates at 46.5% of households, well above the national norm, and the vacancy rate of 8.4% is elevated. Despite these signals, property values have doubled since 2013, with a CAGR of 5.2% over 14 years, and rent has grown 43.6% over the measured period.
Population
4,277
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,281/wk
DAs (12 months)iDevelopment Applications lodged in the past year
18
Median House
$552K
Apr-Jun 2024
The median house price of $552,000 as of April to June 2024 positions North Bendigo as more affordable than most Victorian metropolitan suburbs, though prices have risen 103.7% from the $271,000 recorded in 2013, a CAGR of 5.2% over 14 years. Three-bedroom homes dominate at 59.1% of the stock, and separate houses account for 87.8% of dwellings, giving buyers strong choice in the most common configuration. Monthly mortgage repayments average $1,290, and the mortgage-to-income ratio sits at 23.3%, below the 30% stress threshold, meaning the suburb remains serviceable for buyers entering at current prices. The IRSD decile of 2 reflects socioeconomic constraints in the area, which has historically kept prices lower than regional comparisons might suggest.
For Buyers
The median house price of $552,000 as of April to June 2024 positions North Bendigo as more affordable than most Victorian metropolitan suburbs, though prices have risen 103.7% from the $271,000 recorded in 2013, a CAGR of 5.2% over 14 years. Three-bedroom homes dominate at 59.1% of the stock, and separate houses account for 87.8% of dwellings, giving buyers strong choice in the most common configuration. Monthly mortgage repayments average $1,290, and the mortgage-to-income ratio sits at 23.3%, below the 30% stress threshold, meaning the suburb remains serviceable for buyers entering at current prices. The IRSD decile of 2 reflects socioeconomic constraints in the area, which has historically kept prices lower than regional comparisons might suggest.
For Investors
A renter share of 46.5% provides a large tenant pool, and weekly rent of $285 against the $552,000 median implies a gross yield around 2.7%, modest but supported by consistent occupancy. The vacancy rate of 8.4% is elevated compared to tighter regional markets, suggesting some oversupply in the rental segment that investors should monitor. Net overseas migration of 114 per year provides modest demand support, but net internal outflow of 193 per year partially offsets this, leaving population roughly flat. Development activity shows 17 applications in the past 12 months, predominantly subdivisions, which points to incremental supply rather than major new stock. Rent growth of 43.6% over the measured period outpaced real income growth of 19.6%, a signal that rental demand has strengthened relative to the local economy.
Development Activity
Total DAs
25
Last 12 Months
18
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
Schools in North Bendigo iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Peter's School
Prep-6 · 132 students
Demographics
The median age of 37 is 3.0 years below the national figure, reflecting a relatively younger profile than the aging trajectory might suggest at first glance. University qualifications at 27.0% sit 3.1 percentage points below national, consistent with the blue-collar and service-sector employment mix. Overseas-born residents make up 14.8% of the population, which is 6.8 points below the national average, and ancestry is heavily Anglo-Celtic: English (1,661 residents), Irish (542) and Scottish (418) lead the count. The household size of 2.2 is 0.3 below national, suggesting smaller family units, and the senior share has grown 3.6 points over the decade while the youth share fell 2.7 points, confirming a gradual aging trajectory.
Age Distribution
Bedrooms
Dwelling Structure
87.8%
Houses
9.6%
Townhouse
2.4%
Apartment
Tenure
Separate houses make up 87.8% of North Bendigo's stock, one of the more house-dominant profiles in regional Victoria, with semi-detached at 9.6% and apartments at just 2.4%. Ownership is split between renters at 46.5%, outright owners at 27.4% and mortgage holders at 26.2%, with renters forming a clear majority, which is higher than state and national norms. Three-bedroom homes account for 59.1% of dwellings and four-plus bedroom homes 16.8%, so the stock is well suited to families despite the renter-heavy tenure. Prices moved from $530,000 in October to December 2023 to $479,500 in January to March 2024 before recovering to $552,000 in the most recent quarter, showing quarter-to-quarter volatility. The CAGR of 5.2% over 14 years from $271,000 to $552,000 illustrates steady long-run appreciation.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,290
Rent / wk
$285
HH Size
2.2
Personal Income / wk
$707
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.4%
Unoccupied
153
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.4%
Couples, no children
2,792
Total families
Economy & Employment
Healthcare employs 33.7% of North Bendigo's working residents (416 people), the dominant industry by a wide margin, reflecting proximity to Bendigo Health and allied services. Construction (8.7%), Manufacturing (8.0%), Education (7.9%) and Public Administration (6.4%) make up the next tier. By occupation, Professionals lead at 440 workers, followed by Labourers at 278 and Community and Personal Service workers at 277. The unemployment rate of 5.3% is above a low-unemployment benchmark, and the participation rate of 52.0% is notably below national averages, because 1,359 residents are not in the labour force. The SEIFA IRSAD decile of 2 and IEO decile of 4 together indicate lower educational and economic advantage than the national median.
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
61.8%
Part-time
32.9%
Participation
52.0%
Employed
1,777
Occupations
Top Industries
University
27.0%
Postgraduate
7.0%
Born Overseas
14.8%
Dwellings
1,675
Transport to Work
Transport in North Bendigo is car-dependent: 81.7% of residents drive to work, while 9.3% walk or cycle, and only 1.2% use public transport, a rate far below the state average for regional centres. The IRSAD decile of 2 places the suburb among the more disadvantaged areas nationally, and 10.7% of residents (416 people) need daily assistance, a rate above national norms. The crime rate of 96.3 incidents per 1,000 residents is high by regional standards, with property and deception offences accounting for 213 of the 412 recorded incidents. Volunteering at 12.2% is below the average for community-oriented regional suburbs. Schools are not recorded within the suburb boundary in this dataset, so families depend on institutions in surrounding Bendigo localities.
Drive
81.7%
Public Transport
1.2%
Walk / Cycle
9.3%
Work from Home
N/A
Population Forecast
-0.23%/yr
(-33 people/yr)
EstablishedNorth Bendigo's population declined from 14,566 in 2023 to 14,422 in 2024 and partially recovered to 14,457 in 2025, a trajectory consistent with the medium forecast of ongoing gradual decline toward 14,366 by 2031. Annual population change is roughly minus 0.23% per year, equivalent to around 33 fewer residents each year. Net internal outflow of 193 per year is the primary drag, while overseas migration adds 114 annually to partially offset the loss. The 10-year population change was 2.9%, far below high-growth corridors. The gentrification score is low at 25 points with a stage classified as early signs, driven mainly by the affordability trend holding stable rather than any significant influx of higher-income residents.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+114
Net Internal / yr
-193
Gentrification Signal
Not gentrifying
Net internal outflow -193/yr
Safety & Crime
Total Offences
412
Year ending June 2024
Rate per 1,000 People
96.3
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 North Bendigo compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Bendigo a good suburb to live in?
North Bendigo offers affordable housing at a $552,000 median, below most Victorian benchmarks, with mortgage costs at 23.3% of income, below the 30% stress threshold. Trade-offs include a crime rate of 96.3 per 1,000 residents and an IRSD decile of 2, indicating higher disadvantage compared to the national average.
What is the median house price in North Bendigo?
The median house price was $552,000 as of April to June 2024. Prices have risen 103.7% from $271,000 in 2013, a CAGR of 5.2% over 14 years. Weekly rent averages $285 and monthly mortgage repayments run approximately $1,290.
What schools are in North Bendigo?
No schools are recorded inside the North Bendigo suburb boundary in this dataset. Residents rely on schools in surrounding Bendigo localities. The local university qualification rate is 27.0%, which is 3.1 percentage points below the national figure.
Is North Bendigo safe?
The crime rate is 96.3 incidents per 1,000 residents, based on 412 recorded offences. Property and deception offences are the largest category at 213 incidents, followed by justice procedures offences at 88 and crimes against the person at 73. This rate is elevated compared to lower-crime regional suburbs.
Is North Bendigo good for property investment?
A 46.5% renter share provides a large tenant pool, and the $552,000 median has grown at a 5.2% CAGR over 14 years. The 8.4% vacancy rate is elevated relative to tighter markets, and the net internal outflow of 193 residents per year limits demand growth. Rental income has risen 43.6% over the measured period.
How is North Bendigo's population changing?
The population declined from 14,566 in 2023 to 14,422 in 2024 before a small recovery to 14,457 in 2025. The medium forecast projects continued gradual decline to around 14,366 by 2031. Net internal outflow of 193 per year is the main driver, partially offset by overseas migration of 114 per year.
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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