Glen Eira · 3204
Bentleigh, VIC
listings tightening 6.0% YoY, population +7.8% (5y).
NextSuburb scoreTier C
42Below trend
Median house
$1.60M
5y growth
3.1%/yr
Gross yield
1.6%
Vacancy
1.4%
Stable but fully pricedHigh confidence
Eight-signal breakdown
Each signal scored 0–100 against the national distribution. Bars reflect how this suburb sits across the index.
- Capital growth (5y)3.1%/yr31/100
- Population growth+7.8% (5y)78/100
- Supply tightening-6.0% YoY80/100
- Rental yield1.6%31/100
- Rental demand1.4% vacancy65/100
- Income growth+19.0% (5y)76/100
- Construction pipelineno nearby pipeline0/100
- Affordabilityabove cap0/100
Why this score
Bentleigh scores 42/100 (Below trend). The two strongest signals: 7.8% population growth over five years and 19.0% income growth. The standout watch-out: the median is 107% of a typical budget.
Drivers
- Supply tightening-6.0% YoY
- Population growth+7.8% (5y)
- Income growth+19.0% (5y)
- Tight rentals1.4%
Risks
- At top of budget (107% of cap)
- Thin gross yield (1.6%)
Nearest infrastructure
Suburban Rail Loop East — Cheltenham5.3 km away
Construction · $5.0bn · completion 2035
Construction-stage projects within 10 km lift the suburb’s infrastructure score; projects more than 25 km away barely move it.
Comparable suburbs
Three VIC suburbs in the same budget band with the closest NextSuburb scores.
See the full VIC ranking60-month score history
Backfilled — live history begins May 2026Watch this suburb
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