Bentleigh EastVIC · suburb profile
VIC 3165 · Glen Eira
Daily life in Bentleigh East is influenced by its high rate of professionals, with 30.7% of the workforce in this occupation. The suburb has a strong work-from-home culture, with 36.4% of residents working remotely, significantly higher than the Victorian average of 25.7%. Commuting by car is common, with 43% of residents driving to work, while public transport usage is relatively low at 3.5%. The community has a diverse cultural background, with 62% of residents born in Australia and a notable presence of Chinese and Greek communities.
Sales · 12 months to August 2026
What property sold for in Bentleigh East
Houses · 139 houses sold in Bentleigh East at a median of $1,470,000, well clear of the Victorian median of $885,000.
Half of all houses landed in the $1,280,000 to $1,730,000 range.
Houses
$1.47m
median of 139 sales
0.2% up on the previous twelve months.
Dearer than 87% of the 426 suburbs we cover in Victoria.
Half sold between $1.28m and $1.73m.
Last sold within the past two weeks
Units
$665k
median of 73 sales
4.3% down on the previous twelve months.
Dearer than 78% of the 162 suburbs we cover in Victoria.
Half sold between $497k and $900k.
Last sold within the past two weeks
Townhouses
$1.50m
median of 121 sales
3.2% down on the previous twelve months.
Dearer than 98% of the 113 suburbs we cover in Victoria.
Half sold between $1.27m and $1.68m.
Last sold within the past two weeks
333 sales on record · data to 30 August 2026
Since 2022
How prices have moved
Houses · Since 2022 this has been a flat market for houses, $1,490,000 moving to $1,470,000.
- Houses
- Units
- Townhouses
Dashed lines and hollow points are part years — incomplete, so a dip may only mean fewer sales have happened yet. A break in a line is a year with no published figure, not a fall to zero.
| Year | Houses | Units | Townhouses |
|---|---|---|---|
| 2026 · part year | $1.43m | $600k | $1.40m |
| 2025 · part year | $1.49m | $715k | $1.55m |
| 2024 | $1.50m | $927k | |
| 2023 | $1.43m | $1.09m | |
| 2022 | $1.49m | $963k |
Quarter by quarter
| Quarter | Median | Sales | Change |
|---|---|---|---|
| 2026 Q2 | $1.34m | 28 | -11.7%low confidence28 sales this quarter, 17 the quarter before. Under 30 either side, the movement is mostly which homes happened to sell rather than the market moving. |
| 2026 Q1 | $1.51m | 17 | -3.7%low confidence17 sales this quarter, 62 the quarter before. Under 30 either side, the movement is mostly which homes happened to sell rather than the market moving. |
| 2025 Q4 | $1.57m | 62 | +6% |
| Quarter | Median | Sales | Change |
|---|---|---|---|
| 2026 Q2 | $603k | 18 | -16.7%low confidence18 sales this quarter, 12 the quarter before. Under 30 either side, the movement is mostly which homes happened to sell rather than the market moving. |
| 2026 Q1 | $724k | 12 | -13.8%low confidence12 sales this quarter, 27 the quarter before. Under 30 either side, the movement is mostly which homes happened to sell rather than the market moving. |
| 2025 Q4 | $840k | 27 |
| Quarter | Median | Sales | Change |
|---|---|---|---|
| 2026 Q2 | $1.37m | 19 | -7%low confidence19 sales this quarter, 26 the quarter before. Under 30 either side, the movement is mostly which homes happened to sell rather than the market moving. |
| 2026 Q1 | $1.47m | 26 | -3.6%low confidence26 sales this quarter, 61 the quarter before. Under 30 either side, the movement is mostly which homes happened to sell rather than the market moving. |
| 2025 Q4 | $1.52m | 61 | 0% |
A change is marked low confidence where either quarter had fewer than 30 sales. The medians are real; with a handful of sales the movement between them is mostly which homes happened to change hands, not the market moving.
Last 12 months
What an extra bedroom costs in Bentleigh East
Houses · Expect to pay around $339,000 more for a 4-bedroom house than a 3-bedroom one.
Houses
| Bedrooms | Median | Sales |
|---|---|---|
| 2 | $1.35m | 12 · few |
| 3 | $1.34m | 69 |
| 4 | $1.68m | 47 |
| 5 | $2.40m | 11 · few |
Units
| Bedrooms | Median | Sales |
|---|---|---|
| 1 | $380k | 8 · few |
| 2 | $603k | 50 |
| 3 | $990k | 15 · few |
Townhouses
| Bedrooms | Median | Sales |
|---|---|---|
| 2 | $780k | 9 · few |
| 3 | $1.23m | 33 |
| 4 | $1.60m | 76 |
Counts with fewer than five sales are left out rather than estimated, and bigger does not always mean dearer — a bedroom count with few sales can be pulled either way by the particular homes that happened to change hands.
5 schools · 2025 figures
Who goes to school in Bentleigh East
All schools · Bentleigh East's 5 schools teach 3,348 students, up 4.3% in ten years — and 11 government catchments cross the suburb.
Schools here
5
4 primary · 1 secondary
Students, all schools
3,348
2025 · +4.3% since 2015
At primary schoolsStudents at schools whose type is “Primary”. It excludes children in primary years at a Prep-to-12 college — they are counted in the tile beside this one. This number answers “are the primary schools here filling or emptying?”
−5.6%
2,412 students · five years
Children in primary yearsChildren in Years 1–6 at any school, including Prep-to-12 colleges. This answers “are there still young families here?” — a different question from the tile on the left, which is why the two can move in opposite directions.
Prep and ungraded students are counted separately again; see the chart below.
−2.2%
2,137 · Years 1–6, anywhere
11 years · two ways to read them
Enrolments, 2015–2025
The same students, counted two ways — by the kind of school they attend, and by the year they are in. They answer different questions and can point in different directions. Both views are in the page; the buttons only change which is visible.
Enrolments in Bentleigh East have grown 4.3% over 10 years.
- Primary schools
- Secondary schools
Show data table
| Year | Primary schools | Secondary schools |
|---|---|---|
| 2015 | 2,332 | 878 |
| 2016 | 2,417 | 952 |
| 2017 | 2,474 | 1,032 |
| 2018 | 2,488 | 1,057 |
| 2019 | 2,570 | 1,037 |
| 2020 | 2,555 | 1,030 |
| 2021 | 2,519 | 982 |
| 2022 | 2,462 | 931 |
| 2023 | 2,471 | 917 |
| 2024 | 2,435 | 915 |
| 2025 | 2,412 | 936 |
Which schools in Bentleigh East are filling and which are emptying. A school that covers Prep to Year 12 is counted once, in its own line — its primary-age students are not in the primary schools line.
- Years 1–6
- Years 7–12
- Prep & ungradedTwo groups that sit outside the numbered year levels: Prep — the first year of school, which the national data does not number — and ungraded students at specialist schools, who are not placed in a year level at all.
A suburb with a specialist school will have a large line here.
Show data table
| Year | Years 1–6 | Years 7–12 | Prep & ungraded | All students |
|---|---|---|---|---|
| 2015 | 2,023 | 878 | 309 | 3,210 |
| 2016 | 2,045 | 952 | 372 | 3,369 |
| 2017 | 2,107 | 1,032 | 367 | 3,506 |
| 2018 | 2,121 | 1,057 | 367 | 3,545 |
| 2019 | 2,187 | 1,037 | 383 | 3,607 |
| 2020 | 2,185 | 1,030 | 370 | 3,585 |
| 2021 | 2,159 | 982 | 360 | 3,501 |
| 2022 | 2,143 | 931 | 319 | 3,393 |
| 2023 | 2,163 | 917 | 308 | 3,388 |
| 2024 | 2,143 | 915 | 292 | 3,350 |
| 2025 | 2,137 | 936 | 275 | 3,348 |
This counts children by the year they are in, not by the kind of school they attend — so a Prep-to-12 college contributes to every line. The three add up to every student in the suburb.
2025 · ACARA
All 5 schools in Bentleigh East
Ordered by size, not by results — 4 government, 1 Catholic and 0 independent. Schools with more than one campus are counted once.
What these columns mean
- Type
- Prep-to-12 is one school a child can start and finish at without changing schools. Specialist schools also appear as Prep-to-12.
- 5 yr
- Change in enrolments against five years ago, not against last year. Enrolments move slowly, so a single year is mostly noise.
- VCE median
- The middle study score of that school’s Year 12 students, on a scale of 0–50. The state median in 2025 was 29.0, so a school above that sits above the middle and one below it sits below. The smaller number after it is how many students the figure rests on. Under 30 students we show nothing at all — a small cohort’s result swings from year to year on who happened to sit the exams, which is easily mistaken for the school changing.
| School | Sector | Type | Students | 5 yr | 10 yr | VCE median |
|---|---|---|---|---|---|---|
| Bentleigh Secondary College | Government | Secondary | 936 | −9.1% | +6.6% | 29 · 259 |
| Coatesville Primary School | Government | Primary | 795 | −1.6% | +12.9% | — |
| Valkstone Primary School | Government | Primary | 668 | −7.2% | +7.4% | — |
| St Peter's School | Catholic | Primary | 625 | +4.2% | −7.8% | — |
| East Bentleigh Primary School | Government | Primary | 324 | −24.1% | −1.2% | — |
One school in Bentleigh East reported a median VCE study score of 29, against a state median of 29.
Government zoning
Which catchments cover Bentleigh East
11 government catchments cover Bentleigh East — 4 secondary and 7 primary — so which one applies depends on the address, not the suburb.
| CatchmentThe area around a government school where living there guarantees your child a place. Boundaries follow streets, not suburb lines, so an address near the edge of a suburb may be zoned elsewhere. They are redrawn each year. | Level |
|---|---|
| Bentleigh Secondary College | Secondary |
| Cheltenham Secondary College | Secondary |
| McKinnon Secondary College | Secondary |
| South Oakleigh Secondary College | Secondary |
| Coatesville Primary School | Primary |
| East Bentleigh Primary School | Primary |
| Hughesdale Primary School | Primary |
| McKinnon Primary School | Primary |
| Southmoor Primary School | Primary |
| Tucker Road Bentleigh Primary School | Primary |
| Valkstone Primary School | Primary |
The read
What living here is actually like
Bentleigh East is a suburb with a population of 30,163, characterized by a median age of 40, slightly older than the Victorian average of 38. The suburb has a balanced gender distribution with 49% male and 51% female residents. Families are a significant part of the community, with 53.8% of households being couples with children, and 15% being single-parent families. The area is predominantly owner-occupied, with 34.8% of homes owned outright and 39.4% owned with a mortgage. The median weekly household income is $2,215, which is above the Victorian average of $1,759.
Buyer fit
Who this suburb suits
One score per buyer type, out of 100, built from the demographic, housing and commute profile. Strongest first.
Buyer-fit score
Bentleigh East · 0–100
Show data table
| Buyer type | Score |
|---|---|
| Families | 85 |
| Professionals | 80 |
| Retirees | 75 |
| Investors | 70 |
| First home buyers | 60 |
Why families score highest
The signals doing the work
- High percentage of family households at 77.2%
- 53.8% of households are couples with children
- Good educational attainment with 38.5% holding bachelor degrees
- Owner-dominated housing market with 74.2% ownership
Against the state
How Bentleigh East differs from Victoria
Every bar is this suburb. The vertical tick is the Victorian figure — the gap between them is the story.
Housing & movement
What’s built here, and how people leave in the morning
Dwelling mix
Share of occupied private dwellings
Show data table
| Dwelling type | Share |
|---|---|
| Apartments | 16.5% |
| Separate houses | 69.2% |
| Townhouses | 14.1% |
How people get to work
Method of travel, 2021 Census
Show data table
| Method | Share |
|---|---|
| Worked from home | 36.4% |
| Drove a car | 43% |
| Public transport | 3.5% |
| Walked only | 1.2% |
| Car passenger | 2.7% |
Costs 2021 Census
Census figures, collected in 2021. Rents and repayments have moved since — for what property is selling for now, see .
Top occupations
Share of the employed workforce
Key highlights
- Highly educated population - 38.5% hold bachelor degrees (vs VIC 29.2%)
- High median household income of $2,215 weekly (vs VIC $1,759)
- Significant work-from-home culture - 36.4% (vs VIC 25.7%)
- Owner-dominated housing market with 74.2% ownership
- Diverse cultural community with 62% born in Australia
Things to be aware of
- Higher median age of 40 may not appeal to younger demographics
- Low public transport usage at 3.5%
- Median weekly rent of $500 could be high for some renters
- Unemployment rate of 4.1% is below the VIC average but still present
- Separate houses make up 69.2%, slightly below the VIC average of 73.4%
Coming soon to this page
Where the richer profile lands
Schools & catchments
Zoned primary and secondary, NAPLAN bands, distances.
Transport & access
Stations, tram routes, drive time to the CBD, walkability.
Development activity
Permits approved, projects underway, zoning changes.
Want to dig into one address in Bentleigh East?
A suburb page gets you this far. For a specific block you get what homes of that size sell for here, the schools that address is zoned to, any subdivisions proposed within 500 m, plus lot dimensions, easements, planning overlays and true sun aspect — free, no account.
X-Ray an address →Data sources
Demographic figures from the Census of Population and Housing © Australian Bureau of Statistics, used under Creative Commons Attribution.
Cadastral and boundary data contains information © State of Victoria (Vicmap), licensed under CC BY 4.0.
Narrative summaries are AI-generated from the underlying data and may contain errors.
School details, enrolments and senior secondary results from the National Schools Data Collection © Australian Curriculum, Assessment and Reporting Authority (ACARA).
School catchment boundaries contain information © State of Victoria (Department of Education), licensed under CC BY 4.0.
Base map © Mapbox © OpenStreetMap. Improve this map at openstreetmap.org/fixthemap.
Informational only — not financial, legal or planning advice. Verify zoning, overlays and catchments with the relevant council before relying on them. Data vintage: 2021 Census.