Spring Gully
Spring Gully's median age of 45 is 5.0 years above the national benchmark, giving the suburb an established, older resident profile. Its 3,092 residents are concentrated in detached housing, with 88.5% of dwellings separate houses and 42.3% owned outright. For buyers comparing Spring Gully with nearby Kennington and Flora Hill, the defining features are its larger-home format, high owner presence and slower growth profile. These qualities support stability, although they also mean less rental depth and fewer signals of rapid demographic change.
Local council: Greater Bendigo
Population
3,092
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,543/wk
DAs (12 months)iDevelopment Applications lodged in the past year
10
Median House
$715K
October to December 2025
Housing is strongly detached, with 88.5% separate houses, while 45.1% have 3 bedrooms and 34.1% have 4 or more. That mix suits households seeking conventional family layouts because apartments account for only 0.2%. A monthly mortgage figure of $1,454 and a mortgage-to-income ratio of 21.8% indicate that typical owner costs are not flagged as mortgage stress, though deposit size remains the larger hurdle.
For Buyers
Housing is strongly detached, with 88.5% separate houses, while 45.1% have 3 bedrooms and 34.1% have 4 or more. That mix suits households seeking conventional family layouts because apartments account for only 0.2%. A monthly mortgage figure of $1,454 and a mortgage-to-income ratio of 21.8% indicate that typical owner costs are not flagged as mortgage stress, though deposit size remains the larger hurdle.
For Investors
Spring Gully has a 20.7% renting share, a weekly median rent of $290 and a vacancy rate of 7.3%. Versus the 42.3% outright ownership rate, the rental pool is relatively modest, so investors may rely more on tenant demand from established households than on a large renter population. Rents have grown 26.1% in the wider forecast period, while 11 development records were lodged across the latest 12 months, including subdivision activity and a small second dwelling. The forecast identifies overseas migration as the primary growth driver, but annual growth is only 0.17%, so capital growth expectations should remain measured. Detached housing supports broad tenant appeal because 88.5% of dwellings are separate houses.
Development Activity
Total DAs
16
Last 12 Months
10
YoY ChangeiYear-over-year change in DA lodgements
+150.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Spring Gully has an older profile than the national average, with a median age of 45, or 5.0 years above the comparison point. University attainment is 35.9%, which is 5.8 percentage points higher than nationally, while only 8.5% of residents were born overseas, 13.1 points below the national figure. Compared with the national household size, the local average of 2.3 people is 0.2 lower. Household composition helps explain the mature feel: 42.7% of families are couples without children, 39.4% are couples with children and 17.3% are one-parent families. English, Irish and Scottish ancestry are prominent, with counts of 1,400, 533 and 459. Resident stability is also high, with 80.8% staying at the same address.
Age Distribution
Bedrooms
Dwelling Structure
88.5%
Houses
11.2%
Townhouse
0.2%
Apartment
Tenure
Tenure is weighted toward owners, with 42.3% owning outright and 35.1% paying a mortgage, compared with 20.7% renting. The stock is overwhelmingly separate houses at 88.5%, and bedrooms are concentrated in 3-bedroom homes at 45.1% and 4-plus-bedroom homes at 34.1%. This structure supports family and downsizer demand because smaller apartment options represent only 0.2%.
Mortgage / mo
$1,454
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$290
Census 2021
HH Size
2.3
Personal Income / wk
$794
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.3%
Unoccupied
101
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.8%
Community Profile
Ancestry
Household Composition
39.4%
Couples with children
42.7%
Couples, no children
17.3%
Single parent
827
Total families
Economy & Employment
Healthcare is Spring Gully's largest industry at 24.4%, followed by education at 16.7%, public administration at 8.6%, construction at 8.1% and manufacturing at 7.1%. The occupational mix is led by 432 professionals, 177 community and personal service workers, 171 managers, 169 clerical and administration workers and 167 trades workers. Labour force participation is 58.8%, unemployment is 3.7% and 54.5% of employed residents work full time. Compared with the national income distribution, household income sits near the middle at the 49.1 percentile, with weekly household income of $1,543. SEIFA results show an uneven profile: education and occupation sit in decile 7, economic resources in decile 2, while disadvantage and advantage are both decile 5. This gap suggests qualifications and job mix are stronger than household financial capacity.
Unemployment
3.7%
Labour Force
1,495
Unemployed
56
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
54.5%
Part-time
39.3%
Participation
58.8%
Employed
1,439
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
35.9%
Postgraduate
8.1%
Born Overseas
8.5%
Dwellings
1,275
Transport to Work
Spring Gully is strongly car-oriented: 71.2% of residents drive to work, compared with 0.5% using public transport and 2.0% walking or cycling. A further 20.8% work from home, which may reduce commuting pressure because employment is split across healthcare, education, public administration, construction and manufacturing. School access and enrolment zones should be checked against the exact address, including sector, year levels and current capacity, because transport choices are highly address-sensitive. Recorded crime totals 160 incidents, including 100 property and deception offences, 31 justice procedures offences and 22 crimes against the person, producing a rate of 51.7 per 1,000 residents. Compared with public-transport-oriented suburbs, daily life here depends more on private vehicles. IRSAD and IRSD both sit at decile 5, while IEO is higher at decile 7 and IER lower at decile 2.
Drive
71.2%
Public Transport
0.5%
Walk / Cycle
2.0%
Work from Home
20.8%
Growth Outlook
Spring Gully is an established, slow-growth market, with the forecast trend running at 0.17% annually and population change across the wider area recorded at 2.7% over 10 years. Overseas migration is identified as the primary growth driver, although the demographic trajectory is Aging, with the senior share up 3.7 percentage points and the young share down 0.4 points. Compared with a rapid-growth corridor, this points to gradual change rather than a sharp expansion cycle. Price growth has averaged 3.9% annually across 19 years, while rents have risen 26.1% in the relevant shift measure. Gentrification signals are mixed: the primary score is 0 with a stage of Not gentrifying, while the shift indicator records a score of 26 and Early signs. The result is a mature suburb with selective renewal rather than broad transformation.
Population trend: Greater Bendigo council area
Spring Gully sits in the Greater Bendigo council area. These are the council area's residents, not Spring Gully's.
Residents 2025
126,568
Growth, 5 yr average
+1.1%/yr
2020 to 2025
Growth, last year
+1.0%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
Safety & Crime
Total Offences
160
Year ending June 2024
Rate per 1,000 People
51.7
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 Spring Gully compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Spring Gully a good suburb to live in?
Spring Gully suits buyers seeking established detached housing, with 88.5% of dwellings being separate houses and 42.3% owned outright. Its median age is 45, or 5.0 years above the national comparison, so the suburb is better matched to stable households than to people seeking a fast-changing inner-city environment.
What schools are in Spring Gully?
School names, sectors and enrolment zones should be checked against the exact address before buying or renting. This is particularly important because 71.2% of residents drive to work and only 0.5% use public transport, making practical school access and daily travel times important parts of the decision.
Is Spring Gully safe?
Recorded crime was 160 incidents, equal to 51.7 offences per 1,000 residents. Property and deception offences accounted for 100 incidents, followed by 31 justice procedures offences and 22 crimes against the person. Buyers should review the immediate street and property context rather than relying on a suburb-wide rate alone.
Is Spring Gully good for property investment?
Spring Gully has 20.7% renters, a weekly median rent of $290 and a vacancy rate of 7.3%. The 88.5% separate-house share supports broad tenant appeal, while 11 development records in 12 months indicate some renewal. Annual forecast growth is 0.17%, so investors should prioritise property quality and rental demand over rapid capital growth assumptions.
How is Spring Gully's population changing?
Growth is gradual, with the annual forecast trend at 0.17% and population change across the wider area recorded at 2.7% over 10 years. The trajectory is Aging, with the senior share up 3.7 percentage points and the young share down 0.4 points. Overseas migration is the stated primary growth 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).
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