Bentleigh East 3165 suburb stats: rent, prices, schools and planning

Homes Victoria does not publish a separate median-rent series for Bentleigh East — its quarterly rental report groups suburbs into named areas, and Bentleigh East is not listed as one. Check neighbouring areas on the interactive map, or the Homes Victoria rental report directly.

The median house price in Bentleigh East 3165 is $1,550,000 (Valuer-General Victoria, quarterly median of sales, Q2 2025, against $1,512,000 in Q2 2024; the Valuer-General's own year-on-year figure is +2.5%).

The median unit price is $1,105,000 (same source, Q2 2025, against $972,500 in Q2 2024).

Bentleigh East has an estimated resident population of 32,822 (Australian Bureau of Statistics, ABS Regional Population, 2024-25 financial year (Cat. 3218.0), at 30 June 2025, for 2 ABS statistical areas combined (SA2: Bentleigh East - North, Bentleigh East - South), from 30,942 in 2020 and 28,665 in 2015).

Over the same SA2 footprint, ABS building approvals (Building Approvals, Australia (Cat. 8731.0) — total residential new dwellings by SA2, 2023-2025) record 684 new residential dwellings approved across the three years — 214 in 2023, 208 in 2024, 262 in 2025; the latest year may be incomplete at the time of release.

Crime Statistics Agency Victoria recorded 1,252 offences across postcode 3165 (Year ending December 2025: 232 against the person, 747 against property, 49 drug, 56 public order and 167 justice-procedure offences). The Glen Eira local government area's rate was 4,737 recorded offences per 100,000 residents, below the Victoria average of 8,856 (same source and period). A postcode can cover several suburbs, and an LGA rate hides variation inside the municipality.

Bentleigh East has 4 schools located within the suburb (3 primary, 1 secondary; 4 government; 2,723 students enrolled in total), per ACARA (MySchool) and the Victorian Department of Education (2025 NAPLAN + 2025 VCE). A school being located in the suburb does not mean every address is inside its catchment — check zone boundaries on the interactive map.

Ranked by 2025 NAPLAN Year 5 reading + numeracy mean, primary schools in Bentleigh East include Coatesville Primary School (ranked 61 of 1,285), Valkstone Primary School (ranked 111 of 1,285), East Bentleigh Primary School (ranked 637 of 1,285) (VIC primary ranking, ACARA (MySchool) and the Victorian Department of Education).

For secondary schools, Bentleigh Secondary College (VCE median-score rank 188 of 607), on 2025 VCE results (VCAA data via topscores.co).

Schools located in the suburb: Bentleigh Secondary College · Coatesville Primary School · East Bentleigh Primary School · Valkstone Primary School

On the Vicmap Property cadastre (DEECA open data, as at 2026-09-02), Bentleigh East has 22,504 parcels, of which 16,877 (75%) are 300 m² or larger. 300 m² is the minimum lot size under Victoria's Amendment VC253 "small second dwelling" provision (a second dwelling of up to 60 m² without a planning permit). The share is a cadastre-level screen that includes non-residential lots — it says nothing about any individual lot's feasibility, and ignores overlays, easements and building-code requirements.

Planning overlays — heritage, flood and inundation, bushfire management, vegetation protection, design and development, public acquisition and the rest — apply lot by lot, not suburb-wide, so they are not summarised here. Every parcel in Bentleigh East is drawn with its overlays on the interactive Suburb Stats map What each overlay code means is explained in our Victorian planning overlay glossary , and whether a 30 m² or 60 m² second dwelling physically fits on a given lot can be tested in the Granny Flat Site Planner.

Our published dataset of 345 transactions (DOI 10.5281/zenodo.20095886) contains no purchase in Bentleigh East.

Every figure on this page comes from a published government or statutory-authority dataset and is quoted with the publisher and the reporting period in the same sentence, so you can go to the source and check it. Rents are bond-record medians (Homes Victoria in Victoria, the Residential Tenancies Authority in Queensland), not advertised rents. Prices are the Valuer-General's quarterly medians of actual sales. Population is the ABS estimated resident population at 30 June. Crime is the number of offences recorded by the state crime statistics agency. School facts are from ACARA's MySchool and the state education department. None of these figures is adjusted, modelled or forecast by PremiumRea.

The one first-party figure is the count of properties PremiumRea clients purchased in the suburb and the months of the first and last offer, taken from our published dataset of 345 transactions (DOI 10.5281/zenodo.20095886). We deliberately do not state a yield, a growth rate or a return for the suburb: those depend on the specific property, the price paid, the works done and the holding period, and a suburb-level figure would say nothing reliable about any purchase you might make. The page is regenerated from the source files at every deploy, and the "Updated" date changes only when a figure actually changed.

General information only, for research. This page is not personal financial, credit, tax or legal advice and is not a recommendation to buy, sell or hold any property. Third-party data may be out of date, aggregated, estimated or revised by its publisher, and a postcode, statistical area or rental area can differ from the suburb boundary. Confirm every figure with its original source and obtain independent professional advice before acting. Property prices and rents can fall as well as rise.