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Aqil Saibo
17a Edinburgh Street, Bentleigh East, Vic 3165
$1,250,000 - $1,350,000
3 2 2
Open Saturday 27 June 2:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Bentleigh East — Bunurong Country
Originally a market gardening district, the area saw rapid residential expansion following World War II. It was developed as a more affordable alternative to neighboring Bentleigh, characterized by weatherboard and brick veneer family homes.
Today it is a highly sought-after middle-ring suburb known for its quiet residential streets, large blocks, and significant redevelopment into high-end dual-occupancy dwellings.
Overall Score
8.2
A top-tier family suburb with exceptional lifestyle amenities and education options.
Name Origin
Named after Sir Thomas Bent, a Victorian politician and Premier in the early 1900s.
Established
Gazetted 1927
GESAC
Home to the Glen Eira Sports and Aquatic Centre, one of Victoria's premier leisure facilities.
Bailey Reserve
Features significant sporting infrastructure and the popular East Bentleigh Soccer Club.
Medical Hub
Contains the Monash Health Moorabbin Hospital campus within its boundaries.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.4
Steady demand persists despite high entry prices, driven by the 'school zone' effect.
Amenity
8.5
Excellent access to parks, the GESAC facility, and local shopping strips like Centre Road.
Schools
9.6
Home to some of the state's highest-performing primary schools and partial McKinnon Secondary zoning.
Transport
5.8
Lacks its own train station, relying on bus networks and proximity to Bentleigh or Oakleigh stations.
Risk Profile
7.5
Low crime but high financial risk if purchasing on a school zone boundary that may shift.
Liveability
8.8
Highly rated for families due to quiet streets, large blocks, and community infrastructure.
Demographics
8.2
Affluent professional families and a stable, aging population transitioning to younger owners.
Rental Demand
8.4
Extremely high for 3-4 bedroom family homes and modern townhouses.
Growth Potential
7.2
Limited by high current valuations but supported by ongoing subdivision and luxury rebuilds.
Affordability
4.5
Significantly more expensive than the Melbourne median, making entry difficult for first-time buyers.
Crime & Safety
8.7
Consistently ranks as one of the safer residential pockets in Melbourne's south-east.
Walkability
6.4
Variable; excellent near Centre Road but lower in the residential 'pockets' further east.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,485,000
Estimated as of March 2026
Median Unit
$895,000
Includes modern townhouses
12mo Growth
4.2%
Steady organic appreciation
Family Ratio
78%
High concentration of households
Top School
Valkstone Primary
Consistently high NAPLAN
Health Access
Excellent
Moorabbin Hospital nearby
✅ Key Advantages
- Exceptional public education options including Valkstone and Coatesville Primary catchments.
- Abundance of high-quality green spaces and world-class recreation at GESAC.
- Large traditional block sizes (typically 580sqm to 700sqm) providing long-term land value.
- Strong community feel with low crime rates and well-maintained residential streetscapes.
- Proximity to major employment hubs in Monash and easy access to Chadstone Shopping Centre.
⚠️ Key Watch-Outs
- Lack of a dedicated railway station within the suburb boundaries increases car dependency.
- Significant price premiums for properties within the McKinnon Secondary College zone.
- Traffic congestion on major arterial boundaries like North Road and Centre Road during peak hours.
- Increasing density through townhouse development is changing the character of some streets.
- Presence of Special Building Overlays (SBO) in certain pockets indicating localized flooding risks.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Family Residential
How this suburb feels day-to-day.
🏠 Property Types
Post-war brick veneers, modern luxury townhouses, and large renovated family homes.
Dominant dwelling stock.
💰 Price Range
$950k (units/villas) – $2.8m+ (luxury new builds)
Typical entry to ceiling.
💡 Why It Matters
Bentleigh East offers a 'lifestyle compromise' for those priced out of Brighton or Bentleigh, providing similar school quality and safety with slightly larger land parcels. It is a destination suburb for families prioritizing education and recreation.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,485,000
$1.3m – $2.4m
🏢 Unit Median
$895,000
$750k – $1.2m
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $780pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between 'in-zone' and 'out-of-zone' for McKinnon Secondary can exceed $150,000 for comparable properties, making precise location data critical for valuation.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
22% above Melbourne metro median
Price comparison
📋 Income Ratio
9.8x average household income
Median price ÷ median income
💳 Gross Yield
2.9% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Bentleigh East is no longer an 'affordable' alternative; it is a premium destination. Buyers often require dual high-income professional salaries to enter the detached house market.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+8.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Professional families seeking school zone access and healthcare workers from Monash Health.
💼 Investor Outlook
Strong capital growth prospects and low vacancy rates offset the relatively low gross rental yields. Focus on 3-bedroom townhouses for the best balance of yield and growth.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+12.5% cumulative
3-Year Growth
+25.8% cumulative
5-Year Growth
📍 Growth Drivers
- Continued prestige of local government schools.
- Ongoing gentrification as older 1950s stock is replaced by high-end builds.
- Scarcity of large land parcels in Melbourne's inner-south-east.
- Expansion of the Monash health and education precinct nearby.
⛔ Headwinds
- High interest rate sensitivity due to large mortgage sizes.
- Potential for school zone boundary contractions by the Department of Education.
- Increasing supply of townhouses potentially diluting unit price growth.
🔮 5-Year Outlook
Expect steady growth outperforming the broader Melbourne market, underpinned by the suburb's status as a 'non-discretionary' move for families prioritizing education.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.5
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
18% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic/Hooning: Medium
📋 What to Check Locally
Check local police data for opportunistic theft in unlocked vehicles, which is the most common minor issue in the area.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Financial risk is primarily tied to school zone changes, while physical risk is limited to specific low-lying flood pockets.
🌊 Flood Risk
Special Building Overlays (SBO) affect properties near the Elster Creek catchment and certain drainage lines.
🔥 Bushfire Risk
Negligible risk; fully urbanized environment.
🏦 Insurance Impact
Standard premiums apply except for properties specifically noted within the SBO flood zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
NRZ1 (Neighbourhood Residential Zone - Schedule 1)
🔲 Overlays
SBO (Special Building Overlay), VPO (Vegetation Protection Overlay)
🏗️ Development Hotspots
Centre Road corridor and streets adjacent to major parks.
Glen Eira Council has strict heritage and character guidelines; NRZ1 zoning often limits development to two dwellings per lot, protecting the 'family' feel but limiting massive high-rise potential.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Heavily reliant on bus routes (703, 767) and car travel; 5-10 min drive to train stations.
🛍️ Amenity & Retail
High quality; Centre Road provides diverse retail, cafes, and supermarkets.
🌲 Parks & Recreation
Excellent; Bailey Reserve, Centenary Park, and King George VI Memorial Reserve.
🏫 Schools
Elite; home to Valkstone Primary, Coatesville Primary, and parts of McKinnon Secondary zone.
🏥 Healthcare
Superior; Monash Health Moorabbin and numerous private clinics along Centre Road.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, stable community with a high proportion of established families and increasing numbers of young professionals.
💵 Median Income
$105,000 pa per household
🏠 Ownership
72% owner-occupied (including with mortgage), 28% renting
🎂 Age Profile
Median age 38
🎓 Education
High; 42% of residents hold a bachelor degree or higher.
📊 Age Distribution
The high owner-occupancy rate and family focus ensure long-term neighborhood stability and pride in property maintenance.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure upgrades and residential densification rather than large-scale commercial projects.
📈 Positive Impacts
- Upgrades to local sporting pavilions at Bailey Reserve.
- Continuous improvement of the GESAC facilities.
- Modernization of the Centre Road retail strip.
📉 Negative Impacts
- Increased traffic congestion from dual-occupancy subdivisions.
- Loss of some 'backyard' canopy cover due to larger building footprints.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Bentleigh
Position
West
Price
15% more expensive
Lifestyle
Has a train station and more 'village' feel retail.
Best for
Commuters prioritizing rail access.
📍Oakleigh
Position
East
Price
10% cheaper
Lifestyle
More industrial history, vibrant Greek dining scene.
Best for
Foodies and those wanting better rail links.
📍Hampton East
Position
South-West
Price
Similar
Lifestyle
Closer to the beach but smaller blocks.
Best for
Bayside-adjacent lifestyle seekers.
📍Murrumbeena
Position
North
Price
10% more expensive
Lifestyle
Character homes and sky-rail access.
Best for
Heritage lovers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Mount Waverley
VIC
8.0/10
Strong focus on elite public school zones and large family blocks.
Templestowe Lower
VIC
7.8/10
Hilly, green, family-oriented with no direct train line.
Carlingford
NSW
7.9/10
Education-driven market with high-performing schools and residential focus.
Brighton East
VIC
8.5/10
The 'next step up' for Bentleigh East residents; similar demographics.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents praise the suburb for its safety and 'perfect' environment for raising children, though some lament the lack of a train station and rising traffic.
★★★★★
Family Life
The best place for kids. We walk to the park every day and the primary schools are genuinely world-class.
Safety
Schools
★★★☆☆
Transport
Getting to the city is a bit of a chore without a station. I have to bus it to Bentleigh station which adds 20 mins.
Public Transport
Traffic
★★★★☆
Amenity
GESAC is a godsend for my morning swims, and the new cafes on Centre Road are excellent.
Lifestyle
Health
★★★★★
Investment
Paid a premium for the McKinnon zone but the peace of mind for my children's education is worth every cent.
Education
Value
★★★★☆
Market Trends
Stock is tight. Families move here and stay for 20 years, which keeps prices very resilient.
Market Strength
★★★★☆
Rental Market
Hard to find a rental, but the quality of the newer townhouses is much better than the old units in other suburbs.
Rental Quality
Availability
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Verify the exact school zone boundary via findmyschool.vic.gov.au before bidding.
- Prioritize properties on the 'west' side of the suburb for easier access to Bentleigh station.
- Look for 1950s brick homes with good 'bones' for renovation to add immediate value.
- Check for Special Building Overlays (SBO) which can impact insurance and extension plans.
- Attend several auctions to understand the 'school zone premium' currently being paid.
❓ Questions to Ask the Agent
- Is this property definitively within the McKinnon Secondary College zone for the current year?
- Are there any active Special Building Overlays or known drainage issues on this street?
- What is the current school enrollment capacity—are there any talks of zone changes?
- Has the property been tested for asbestos, given its post-war construction era?
- What are the neighbors like—is the street mostly owner-occupiers or renters?
- Are there any planned developments for the vacant lots or commercial strips nearby?
- How many groups have requested the Section 32 so far?
🏷️ Seller Strategy
- Highlight school catchments prominently in all marketing materials.
- Ensure gardens are manicured; family buyers in this area value outdoor play space.
- If selling a townhouse, emphasize the 'low maintenance' lifestyle for busy professionals.
- Consider a short campaign (3 weeks) as local demand often leads to early offers.
- Provide a clear Section 32 that clarifies any drainage overlays to build buyer trust.
📣 Positioning Tips
Position the property as a 'forever home' or a 'strategic education investment'. Focus on the proximity to parks and the safety of the specific street.
💼 Investment Case
High-income family tenants provide stable, long-term rental income with low default risk.
⚠️ Investment Risks
Low rental yields compared to outer suburbs and high entry costs.
📈 Action Plan
- Target 3-bedroom modern townhouses.
- Ensure the property is within a top-tier primary school zone.
- Look for properties near GESAC or the Monash Health precinct.
- Budget for higher initial maintenance if buying older post-war stock.
🔑 Renter Tips
- Have your application ready immediately after the first inspection.
- Highlight stable employment and long-term intentions to appeal to local landlords.
- Check bus routes to ensure your commute to the nearest train station is viable.
🏘️ What Renters Love Here
Access to elite public schools for a fraction of the cost of buying.
⚠️ Renter Watch-Outs
Very competitive market with frequent 'rent bidding' despite regulations.
🏢 Landlord Strategy
- Maintain heating and cooling systems as high-income tenants expect climate control.
- Consider allowing pets to tap into the large family/pet-owner demographic.
- Review rents annually as the school zone demand keeps prices rising.
📋 Compliance & Management
Ensure all gas and electrical safety checks are up to date as Glen Eira tenants are often well-informed of their rights.
🤝 Agent Insights
- The 'McKinnon Zone' is the primary driver of value in the suburb's north-west pocket.
- Buyers are increasingly wary of 'over-developed' streets with too many townhouses.
- Off-market sales are common among local families 'trading up' within the suburb.
🎯 Marketing Angles
Focus on 'The Education Capital of the South East' and 'Lifestyle without the Brighton Price Tag'.
👤 Target Buyer Profile
Professional couples aged 30-45 with 1-2 young children.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Confirm school zone via official Victorian Government portal.
✓
Check VicPlan for Special Building Overlay (SBO) status.
✓
Inspect for restumping requirements in older 1950s weatherboard/brick homes.
✓
Verify land size and easements on the Plan of Subdivision.
✓
Assess commute times via bus/train during actual peak hours.
✓
Check for any heritage overlays that might restrict external renovations.
✓
Review Glen Eira Council's tree removal policies (VPO).
✓
Evaluate the condition of the roof and guttering (common issues in older stock).
✓
Confirm the presence of underground electrical or NBN infrastructure.
✓
Check for any recent planning applications on neighboring properties.
✓
Assess noise levels from major arterials like North Road if applicable.
✓
Verify the functionality of existing heating/cooling systems.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 gleneira.vic.gov.au
🔗 findmyschool.vic.gov.au
🔗 mapshare.vic.gov.au
🔗 abs.gov.au
🔗 education.vic.gov.au
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or investment advice. Data is based on 2026 projections and historical trends. Buyers should conduct their own independent research and consult with legal and financial professionals before purchasing.
