Bentleigh Real Estate & Property Listings | Houses, Apartments, & More

🏛️ 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.
Very Good
📈 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.
School Zone Family Hub
Ashburton
VIC
8.4/10
Leafy streets, strong village feel, and good rail access.
Leafy Train Access
Epping
NSW
8.3/10
Premier school zoning and major transport interchange.
Transport Hub Top Schools
Indooroopilly
QLD
8.1/10
High-end retail, elite schools, and strong family appeal.
Retail Hub Education
💬 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.

👩
Sarah
Local resident 12 years
★★★★★
Family Life

The best place to raise kids in Melbourne. Everything is walkable and the parks are fantastic.

Safety Parks
👨
David
Commuter
★★★★☆
Transport

The train station upgrade was a game changer, though parking near the station is now impossible.

Trains Parking
👵
Elena
Downsizer
★★★★☆
Amenity

I love being able to walk to the library and the shops, but the new apartments are changing the feel.

Convenience Development
👦
Mark
Young Professional
★★★☆☆
Affordability

Great area but so hard to buy into. We had to settle for a small unit to stay in the area.

Lifestyle Price
👩
Jessica
Local Parent
★★★★★
Education

We moved here specifically for the school zone and it has been worth every cent for our children's future.

Schools
👨
Tom
Business Owner
★★★★☆
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.
⚠️ 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.

Bentleigh VIC 3204 - Suburb Profile

Zed Real Estate - HAMPTON EAST - Real Estate Agency
Zed Nasheet
Zed Nasheet - Real Estate Agent
Jellis Craig - Bentleigh  - Real Estate Agency
Alex Grigoriadis
Alex Grigoriadis - Real Estate Agent
Woodards - Bentleigh - Real Estate Agency
Ryan Counihan
Ryan Counihan - Real Estate Agent

2/12 Gilmour Road, Bentleigh, Vic 3204

$1,000,000 - $1,050,000

3 1 1

Open Wednesday 24 June 12:00 pm Auction Saturday 4 July 10:00 am
Buxton - Bentleigh - Real Estate Agency
Simon Pintado
Simon Pintado - Real Estate Agent

27A Huntley Road, Bentleigh, Vic 3204

$1,900,000

$1,900,000
4 2 2

Auction Saturday 4 July 11:30 am
Slater & Levin - Real Estate Agency
Ari Levin
Ari Levin - Real Estate Agent

5 Windsor Avenue, Bentleigh, Vic 3204

$1,700,000 - $1,800,000

3 1 3

Auction Saturday 4 July 2:30 pm
Gary Peer & Associates - BENTLEIGH - Real Estate Agency
Leor Bar
Leor Bar - Real Estate Agent

206/3 Faulkner Street, Bentleigh, Vic 3204

$545,000 - $595,000

2 2 1

Open Wednesday 24 June 12:00 pm Auction Saturday 11 July 1:30 pm
Century 21 Theresa Huynh - Springvale - Real Estate Agency
Theresa Huynh
Theresa  Huynh - Real Estate Agent
Buxton Glen Eira - Real Estate Agency
Connor Harvey
Connor Harvey - Real Estate Agent

2/15 Hamilton Street, Bentleigh, Vic 3204

$690,000 - $740,000

2 2 1

Auction Saturday 27 June 12:30 pm
Jellis Craig - Bentleigh  - Real Estate Agency
Myron Ching
Myron Ching - Real Estate Agent
Woodards - Oakleigh - Real Estate Agency
Anthony Torzillo
Anthony Torzillo - Real Estate Agent
Gary Peer & Associates (St Kilda) - Real Estate Agency
Allira Skews
Allira Skews - Real Estate Agent
Gary Peer & Associates (St Kilda) - Real Estate Agency
Allira Skews
Allira Skews - Real Estate Agent
Gary Peer & Associates (St Kilda) - Real Estate Agency
Allira Skews
Allira Skews - Real Estate Agent
Gary Peer & Associates (St Kilda) - Real Estate Agency
Allira Skews
Allira Skews - Real Estate Agent
Gary Peer & Associates Carnegie - CARNEGIE - Real Estate Agency
Tania Crawley
Tania Crawley - Real Estate Agent
Buxton - Brighton - Real Estate Agency
Kate Wills
Kate Wills - Real Estate Agent
Kurv Property Group - SOUTH MORANG - Real Estate Agency
Vito Campo
Vito Campo - Real Estate Agent
Ray White - Oakleigh - Real Estate Agency
Matthew Swinnerton
Matthew Swinnerton - Real Estate Agent

27 Balmoral Avenue, Bentleigh VIC 3204

SUPER SIZED AS NEW HOME IN THE MCKINNON SCHOOL ZONE

$1,350
4 3 3

Ray White - Burwood - Real Estate Agency
Ya Fei Dong
Ya Fei Dong - Real Estate Agent
Buxton - Bentleigh - Real Estate Agency
Melissa Hetherington
Melissa Hetherington - Real Estate Agent
Jellis Craig - Bentleigh  - Real Estate Agency
Trent Collie
Trent Collie - Real Estate Agent

5 Twisden Road, Bentleigh, Vic 3204

$2,300,000 - $2,400,000

4 2 3

Jellis Craig - Bentleigh  - Real Estate Agency
Trent Collie
Trent Collie - Real Estate Agent
Jellis Craig - Bentleigh  - Real Estate Agency
Gavin van Rooyen
Gavin van  Rooyen - Real Estate Agent
Shelter Real Estate - GLEN IRIS - Real Estate Agency
Dean Brooks
Dean Brooks - Real Estate Agent
The Agency - Victoria - Real Estate Agency
Adrian Wood
Adrian Wood - Real Estate Agent
Buxton - Bentleigh - Real Estate Agency
Simon Wood
Simon Wood - Real Estate Agent
McGrath Estate Agents - Clayton - Real Estate Agency
Jason Xi
Jason  Xi - Real Estate Agent

Best Real Estate Agents in Bentleigh VIC 3204

Trent Collie

DIRECTOR
Bentleigh East, Elsternwick, Mckinnon, Bentleigh, Moorabbin, Ormond
Call Chat

Charles Xu

Sales Executive
Bentleigh East, Highett, Malvern, Mckinnon, Bentleigh, Ormond
Call Chat

Chris Hassall

Director/Auctioneer
Bentleigh East, St Kilda, Mckinnon, Bentleigh, Caulfield South, Glen Huntly, Brighton East, Ormond, Black Rock
Call Chat

Michael She

Managing Director
South Yarra, Melbourne, Bundoora, West Melbourne, Flemington, Bentleigh, Port Melbourne, Docklands, Carlton, Southbank
Call Chat

Ivy Liu

Senior Sales Consultant | Licensed Estate Agent
Chadstone, Glen Waverley, Bentleigh, Clayton, Mitcham
Call Chat

Real estate agents in Bentleigh VIC 3204

Real Estate Agencies in Bentleigh VIC 3204

Real estate agencies in Bentleigh VIC 3204

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