The numbers, in plain English
To rent in Bentleigh East without housing stress, a household income of about $127,000/year keeps the rent of $730/week at or below 30% of gross income — the standard affordability benchmark. That rent is our modelled median (no bond data published for Bentleigh East yet). Check your income →
To buy the median home ($1,530,000) with a 20% deposit of $306k, repayments at 6.2% over 30 years come to about $7,497/month — comfortable on roughly $300,000/year under the same 30% rule. Saving that deposit at $1,500/month takes about 17.0 years, before stamp duty of $84k. Run your own loan →
That price is the real median of 348 house sales in Bentleigh East, published by the state land authority — not an estimate.
Compared to the rest of Victoria, Bentleigh East is more expensive to buy than 97% of the state's suburbs (state median $330k) and pricier to rent than 96% (state median $445/week). It sits roughly 15 km from the Melbourne CBD as the crow flies.
For investors, the median rent against the median price gives a gross rental yield of about 2.5% before costs. Net yield calculator →
Modelled medians, not valuations — every formula above is documented on our methodology page.
Affordability by income
$60k income
Rent ($730/wk)
Over budget
Budget: $346/wk
Buy ($1.53M)
Repayments are a stretch
$7,338/mo · deposit in ~34yr
$90k income
Rent ($730/wk)
Over budget
Budget: $519/wk
Buy ($1.53M)
Repayments are a stretch
$7,338/mo · deposit in ~22.7yr
$120k income
Rent ($730/wk)
Over budget
Budget: $692/wk
Buy ($1.53M)
Repayments are a stretch
$7,338/mo · deposit in ~17yr
Based on 30% gross income rule for rent; 6% p.a. / 30-year P&I loan at 20% deposit for purchase; 15% savings rate for deposit timeline.
Upfront buying costs
| Purchase price | $1.53M |
| 20% deposit (no LMI) | $306k |
| Stamp duty (Victoria) | $84k |
| Stamp duty (first home buyer) | Same — check eligibility |
| Conveyancing (est.) | $1,500 – $3,000 |
| Building inspection (est.) | $400 – $700 |
| Total upfront (est.) | $393k |
Who lives here & what's nearby
Real figures for Bentleigh East — measured, not modelled.
How Bentleigh East compares
- Households here earn about 60% more than the typical suburb in Victoria.
- Younger than average — a median age of 40 vs 46 statewide.
Demographics and tenure from the ABS 2021 Census; the socio-economic score is the ABS SEIFA 2021 index of relative disadvantage, scaled 0–100 against every Australian postcode; distances and school counts from OpenStreetMap. Comparisons are against the median suburb in Victoria. Suburb-level price trends aren't shown because no open source publishes them reliably yet — see our data sources.
What's around Bentleigh East
Real places nearby — the little things that make a suburb feel like home.
- Centenary Park500 m
- Cormick Street Reserve600 m
- Bailey Reserve800 m
- Mackie Road Reserve1.0 km
- Centenary Park Tennis Club500 m
- Coatesville Bowls Club900 m
- Glen Eira Sports and Aquatic Centre900 m
- Coatesville Tennis Club1.0 km
- Bentleigh Library2.3 km
- Moongala Women's Community House300 m
- 1st Moorabbin Central Scout Hall500 m
- Bentleigh Senior Citizens Centre2.1 km
- 1st McKinnon Scout Group2.8 km
Places within about 3 km, from OpenStreetMap contributors — distances as the crow flies. Something missing or moved? Tell us.
Get to know Bentleigh East
Real places to see and hear what living here is actually like.
Neighbourhood at a Glance
Indicative scores based on ABS Census data modelling. Always conduct your own research.
Related reading
Government schemes that may apply
First Home Guarantee (FHBG)
Buy with as little as 5% deposit, no LMI. Up to 35,000 places/year nationwide.
Learn more →First Home Owner Grant (FHOG)
Victoria offers a grant for eligible first home buyers purchasing new builds. Amounts vary.
Learn more →First Home Super Saver (FHSS)
Save up to $50k inside super (taxed at 15% instead of marginal rate), then withdraw for a deposit.
Learn more →Stamp duty concessions
At Bentleigh East's median of $1,530,000, VIC's first home buyer concession has phased out — duty is about $84,150.
Learn more →Nearby suburbs in Victoria
What people are saying about Bentleigh East
Be the first to share an insight about this suburb
Sign in to share your local knowledge about Bentleigh East
Check your personal affordability
Enter your income and see every suburb in Australia ranked for you.
Get pre-approved in Bentleigh East
Free broker match. 35+ lenders compared. No obligation.
Rent data for Bentleigh East sourced from the ABS 2021 Census, scaled by rental CPI to current values. Calculations use 30% gross income rule, 20% deposit, 6% p.a. loan rate over 30 years. Not financial advice.