Jack Slater
5/27 Bent Street, Bentleigh, Vic 3204
$630,000 - $690,000
2 2 1
Open Saturday 27 June 10:00 am Auction Saturday 18 July 1:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Bentleigh — Boonwurrung Country
Originally part of the Jasper Road district, the area was primarily used for market gardening to supply Melbourne. The arrival of the railway in the 1880s spurred residential development, which accelerated significantly during the post-WWII housing boom.
Today, it is a highly sought-after middle-ring suburb known for its wide streets, period homes, and the bustling Centre Road shopping strip.
Overall Score
8.5
High-performing suburb with strong fundamentals and lifestyle appeal.
Name Origin
Named after Thomas Bent, a Victorian politician and Premier in the early 1900s.
Established
1840s
Educational Hub
Home to the highly coveted McKinnon Secondary College zone.
Transport
Features a major grade-separated station rebuilt in 2016.
Retail
Centre Road is one of Melbourne's longest and most successful strip malls.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.0
Steady demand despite higher interest rates, driven by family buyers.
Amenity
9.0
Excellent local shopping, cafes, and healthcare facilities on Centre Road.
Schools
9.5
Exceptional public and private options, specifically the McKinnon zone.
Transport
8.5
Frequent train services and well-connected bus routes to Monash University.
Risk Profile
8.0
Low risk of significant capital loss due to land scarcity and school demand.
Liveability
9.0
Superior balance of quiet residential streets and urban convenience.
Demographics
8.5
Affluent, professional families with high household incomes.
Rental Demand
8.0
Very tight vacancy rates for family-sized homes.
Growth Potential
7.5
Consistent long-term growth, though entry prices are already high.
Affordability
3.0
Significant barrier to entry for first-home buyers; well above metro average.
Crime & Safety
8.5
Consistently lower crime rates than the Melbourne metropolitan average.
Walkability
8.0
High walkability near the Centre Road precinct and train stations.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,850,000
Reflecting premium family demand
Median Unit
$725,000
Includes modern townhouses
1yr Growth
4.2%
Stable appreciation
Vacancy Rate
1.1%
Extremely tight rental market
Family Ratio
72%
Dominant household type
Green Space
High
Multiple parks and reserves
✅ Key Advantages
- Elite public school zoning (McKinnon Secondary) drives property value.
- Exceptional public transport with two train stations (Bentleigh and Patterson).
- Vibrant retail and dining culture along the Centre Road strip.
- Safe, quiet, and leafy residential streets ideal for families.
- Proximity to Brighton beaches and Southland Shopping Centre.
⚠️ Key Watch-Outs
- Severe price premium for properties within the McKinnon school zone.
- Increasing high-density development near the railway line impacting local character.
- Traffic congestion on Centre Road and North Road during peak hours.
- Flood overlays present in specific pockets near Elster Creek catchment.
- Strict heritage and character overlays in certain residential zones.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Family Professional
How this suburb feels day-to-day.
🏠 Property Types
Mix of California Bungalows, post-war brick homes, and modern townhouses.
Dominant dwelling stock.
💰 Price Range
$1.4m – $3.2m
Typical entry to ceiling.
💡 Why It Matters
Bentleigh offers a 'best of both worlds' scenario: the safety and space of a traditional suburb with the amenity of an inner-city hub. Its resilience in market downturns is largely attributed to the non-negotiable demand for its school zones.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,850,000
$1.6m – $2.8m
🏢 Unit Median
$725,000
$600k – $950k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $580pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between houses and units is widening, making well-located townhouses a popular 'middle ground' for young families.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
45% above Melbourne metro median
Price comparison
📋 Income Ratio
11.5x average household income
Median price ÷ median income
💳 Gross Yield
2.8% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Bentleigh is considered an aspirational suburb. Buyers often require significant equity or high dual incomes to enter the detached housing market.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+8.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Professional couples and families seeking school zone access.
💼 Investor Outlook
Capital growth is the primary play here. While yields are low, the low vacancy rate and high-quality tenant profile minimize management risks.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+10.1% cumulative
3-Year Growth
+18.5% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing demand for McKinnon Secondary College zoning.
- Continued gentrification of the Centre Road retail precinct.
- Limited supply of full-sized residential blocks.
- Proximity to major employment hubs in the CBD and Monash precinct.
⛔ Headwinds
- High interest rate environment impacting borrowing capacity for the $2m+ bracket.
- Increased land tax and holding costs for investors.
- Potential changes to school zone boundaries.
🔮 5-Year Outlook
Expect steady, moderate growth. Bentleigh is a 'blue chip' middle-ring suburb that typically outperforms the wider market during recovery phases.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below metro average crime rate
Relative comparison
Risk Categories
Property Damage: Low
Burglary: Medium
Personal Safety: Low
📋 What to Check Locally
Standard residential security is sufficient; focus on securing side-access points in older homes.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Primary risks involve overpaying for school zone access and potential flood overlays in low-lying areas.
🌊 Flood Risk
Special Building Overlays (SBO) apply to properties near the Elster Creek catchment; check Section 32 carefully.
🔥 Bushfire Risk
Negligible risk; fully urbanized area.
🏦 Insurance Impact
Generally standard, though SBO-affected properties may see higher premiums for flood cover.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
NRZ (Neighbourhood Residential Zone) and GRZ (General Residential Zone)
🔲 Overlays
SBO (Special Building Overlay), HO (Heritage Overlay), VPO (Vegetation Protection Overlay)
🏗️ Development Hotspots
High-density residential growth is concentrated along the Centre Road corridor.
Zoning determines whether you can subdivide or if your neighbor can build a multi-storey apartment block.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent rail access via Frankston line; multiple bus routes including 703 and 626.
🛍️ Amenity & Retail
Centre Road offers three major supermarkets, diverse dining, and essential services.
🌲 Parks & Recreation
Hodgson Reserve and Halley Park provide high-quality playgrounds and sports facilities.
🏫 Schools
The 'McKinnon Zone' is the primary draw, supplemented by Bentleigh West Primary and St Paul's Primary.
🏥 Healthcare
Proximity to Monash Medical Centre and numerous local GPs and specialists.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, affluent community dominated by established families and aging 'empty nesters'.
💵 Median Income
$115,000 pa (household)
🏠 Ownership
68% owner-occupied, 32% renting
🎂 Age Profile
Median age 38
🎓 Education
High; over 45% of residents hold a bachelor degree or higher.
📊 Age Distribution
The high rate of owner-occupation and professional demographic supports property maintenance standards and community safety.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on the 'Bentleigh Structure Plan' to revitalize the activity centre and increase housing diversity.
📈 Positive Impacts
- Improved pedestrian infrastructure around Centre Road.
- Modernization of retail offerings and increased local employment.
- Better integration of public transport hubs.
📉 Negative Impacts
- Increased traffic congestion and parking pressure.
- Loss of some heritage character due to apartment developments.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍McKinnon
Position
North
Price
More expensive
Lifestyle
Smaller blocks, even higher focus on the school zone.
Best for
School-driven buyers with higher budgets.
📍Bentleigh East
Position
East
Price
More affordable
Lifestyle
Larger blocks, further from the train line.
Best for
Families seeking more land for their money.
📍Brighton East
Position
West
Price
Significantly more expensive
Lifestyle
Prestige bayside feel, larger luxury estates.
Best for
High-net-worth individuals.
📍Hampton East
Position
South-West
Price
Similar to slightly cheaper
Lifestyle
Industrial-to-residential transition, closer to beach.
Best for
Young professionals and renovators.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Mount Waverley
VIC
8.2/10
Strong secondary school zoning and family-oriented demographics.
Ashburton
VIC
8.4/10
Leafy streets, strong village feel, and good rail access.
Epping
NSW
8.3/10
Premier school zoning and major transport interchange.
Indooroopilly
QLD
8.1/10
High-end retail, elite schools, and strong family appeal.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents praise the suburb for its safety, 'village feel' on Centre Road, and the quality of local schools, though some lament the increasing density.
★★★★★
Family Life
The best place to raise kids in Melbourne. Everything is walkable and the parks are fantastic.
Safety
Parks
★★★★☆
Transport
The train station upgrade was a game changer, though parking near the station is now impossible.
Trains
Parking
★★★★☆
Amenity
I love being able to walk to the library and the shops, but the new apartments are changing the feel.
Convenience
Development
★★★☆☆
Affordability
Great area but so hard to buy into. We had to settle for a small unit to stay in the area.
Lifestyle
Price
★★★★★
Education
We moved here specifically for the school zone and it has been worth every cent for our children's future.
Schools
★★★★☆
Community
Centre Road has a great energy. There is a real sense of supporting local business here.
Community
💡 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 land size over house condition; renovations are common in this suburb.
- Check for Special Building Overlays (SBO) which indicate potential drainage issues.
- Attend multiple auctions to understand the 'McKinnon premium' vs. non-zone prices.
- Look for properties within 800m of the station for maximum capital growth.
❓ Questions to Ask the Agent
- Is this property definitively within the McKinnon Secondary College zone for the current year?
- Are there any active planning applications for multi-storey developments on this street?
- Has the property ever experienced issues with the Special Building Overlay or local drainage?
- What is the current land valuation on the most recent rates notice?
- Are there any heritage or character overlays that restrict external renovations?
- What are the results of recent comparable auctions outside of the school zone?
🏷️ Seller Strategy
- Highlight school zone eligibility as the primary marketing feature.
- Professional styling is essential to appeal to the affluent family demographic.
- Ensure gardens are well-presented; outdoor living is a high priority here.
- Consider a mid-week twilight viewing to showcase the vibrant Centre Road atmosphere.
- Provide a recent building and pest report to streamline the auction process.
📣 Positioning Tips
Position the property as a 'forever home' or a 'strategic education investment'. Focus on the lifestyle convenience and the security of the location.
💼 Investment Case
Long-term capital growth play with high-quality tenant retention.
⚠️ Investment Risks
Low rental yields and high entry costs; land tax implications.
📈 Action Plan
- Target 2-3 bedroom townhouses with low maintenance.
- Ensure the property falls within a high-demand school catchment.
- Budget for higher-than-average insurance if in a flood overlay.
- Focus on properties with off-street parking.
🔑 Renter Tips
- Have your application ready immediately after viewing.
- Provide proof of school zone requirement if applicable.
- Look at Patterson end for slightly better value.
🏘️ What Renters Love Here
Safe neighborhood, excellent transport, and top-tier public schools.
⚠️ Renter Watch-Outs
High competition for family homes; limited parking in newer apartment blocks.
🏢 Landlord Strategy
- Maintain high-quality fixtures to attract professional tenants.
- Consider long-term leases (24 months) for families.
- Regularly review rents against the tight 1% vacancy benchmark.
📋 Compliance & Management
Ensure all gas and electrical safety checks are up to date as per Victorian rental laws.
🤝 Agent Insights
- The market is highly sensitive to school zone changes.
- Buyers are increasingly looking for 'turn-key' properties to avoid high renovation costs.
- Off-market sales are common for premium listings.
🎯 Marketing Angles
The 'McKinnon Lifestyle', 'Centre Road Convenience', and 'Blue Chip Security'.
👤 Target Buyer Profile
Upsizing families, professional couples, and education-focused migrants.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Confirm school zone via findmyschool.vic.gov.au.
✓
Check Section 32 for Special Building Overlays (SBO).
✓
Review Glen Eira Council's heritage database for the property.
✓
Assess the distance to Bentleigh or Patterson stations.
✓
Conduct a professional building and pest inspection (focus on drainage).
✓
Verify any easements on the property title.
✓
Check the Glen Eira Structure Plan for future zoning changes nearby.
✓
Evaluate traffic noise levels during peak school drop-off/pick-up times.
✓
Analyze recent sales of similar land sizes within 500m.
✓
Confirm all structural additions have council permits.
✓
Check for any Vegetation Protection Overlays (VPO) affecting tree removal.
✓
Review local crime statistics via the Crime Statistics Agency Victoria.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 gleneira.vic.gov.au
🔗 abs.gov.au
🔗 findmyschool.vic.gov.au
🔗 mapshare.vic.gov.au
🔗 crimestatistics.vic.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-05 and is intended for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent due diligence and consult with professionals before making any property purchase.
