Bentleigh East vs Hughesdale

In both, most households own their home. In Bentleigh East, most homes are detached houses and about half of households are couple families. Hughesdale is closer to the city centre: 18.8 km, against 22.2 km. On these figures, Bentleigh East tends to suit families with children and couples.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Bentleigh East

ahead on 6 of the 6 things we measure here

  • has more parks and reserves (15 vs 2)
  • has more schools inside the suburb (8 vs 3)
  • has more childcare (20 vs 8)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Hughesdale

ahead on the one thing that separates them

  • has cheaper units ($645,000 vs $775,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Hughesdale

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (36% vs 24%)
  • has cheaper rent ($416/wk vs $500/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Hughesdale

ahead on 3 of the 4 things we measure here

  • has a shorter drive in (25 min vs 30 min)
  • sits closer to the CBD (18.8 km vs 22.2 km)
  • is more walkable (93/100 vs 85/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Bentleigh East has more GPs (10 vs 3)
  • Hughesdale has more units and townhouses to downsize into (46% vs 31%)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Bentleigh East

ahead on 2 of the 3 things we measure here

  • is growing faster (9.1% vs 0.1%)
  • returns a higher gross yield on houses (3.6% vs 2.5%)

Weighs house yield, unit yield, and population growth.

Where they sit

Bentleigh East and Hughesdale drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Bentleigh East Hughesdale
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Bentleigh East Hughesdale
Walkability 85 / 93
Bentleigh East — Walkability: 85/100 Hughesdale — Walkability: 93/100
Safety 57 / 42
Bentleigh East — Safety: 57/100 Hughesdale — Safety: 42/100
Low fire risk 100 / 100
Bentleigh East — Low fire risk: 100/100 Hughesdale — Low fire risk: 100/100
Low flood risk 70 / 61
Bentleigh East — Low flood risk: 70/100 Hughesdale — Low flood risk: 61/100

Demographics

Bentleigh East has more residents (30,159 vs 7,563); Bentleigh East rents higher ($500/wk vs $416/wk).

Bentleigh East Hughesdale
Population 30,159
+75% vs other
 7,563
Population trend (2016 → 2021) +9.1% +0.1%
Median age 40 38
Median household income $115,180/yr
+7% vs other
 $106,964/yr
Median weekly rent $500/wk
+17% vs other
 $416/wk

Age profile

Share of residents in each band, 2021 Census.

Bentleigh East Hughesdale
0-4 5.7% / 4.7%
Bentleigh East — 0-4: 5.7% Hughesdale — 0-4: 4.7%
5-14 14.7% / 10.9%
Bentleigh East — 5-14: 14.7% Hughesdale — 5-14: 10.9%
15-19 6.5% / 5.1%
Bentleigh East — 15-19: 6.5% Hughesdale — 15-19: 5.1%
20-24 5.1% / 7.7%
Bentleigh East — 20-24: 5.1% Hughesdale — 20-24: 7.7%
25-34 10.2% / 16.7%
Bentleigh East — 25-34: 10.2% Hughesdale — 25-34: 16.7%
35-44 15.6% / 14.4%
Bentleigh East — 35-44: 15.6% Hughesdale — 35-44: 14.4%
45-54 15.6% / 14.5%
Bentleigh East — 45-54: 15.6% Hughesdale — 45-54: 14.5%
55-64 11.2% / 11.3%
Bentleigh East — 55-64: 11.2% Hughesdale — 55-64: 11.3%
65-74 7.9% / 7.0%
Bentleigh East — 65-74: 7.9% Hughesdale — 65-74: 7.0%
75-84 4.7% / 4.9%
Bentleigh East — 75-84: 4.7% Hughesdale — 75-84: 4.9%
85+ 2.8% / 2.8%
Bentleigh East — 85+: 2.8% Hughesdale — 85+: 2.8%

Bars are drawn against the largest share shown (16.7%).

Who lives together

Household composition, 2021 Census.

Bentleigh East 54.2% couple families
Bentleigh East — Couple Families: 54.2% Bentleigh East — Lone Person: 26.4% Bentleigh East — One Parent Families: 15.1% Bentleigh East — Group Household: 2.8% Bentleigh East — Other Families: 1.4%
Hughesdale 44.0% couple families
Hughesdale — Couple Families: 44.0% Hughesdale — Lone Person: 33.8% Hughesdale — One Parent Families: 12.6% Hughesdale — Group Household: 7.2% Hughesdale — Other Families: 2.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bentleigh East 24.4% renting
Bentleigh East — Owned Outright: 35.4% Bentleigh East — Mortgage: 40.1% Bentleigh East — Renting: 24.4%
Hughesdale 35.5% renting
Hughesdale — Owned Outright: 32.0% Hughesdale — Mortgage: 32.4% Hughesdale — Renting: 35.5%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Bentleigh East Hughesdale
Bachelor Degree 19.9% / 23.2%
Bentleigh East — Bachelor Degree: 19.9% Hughesdale — Bachelor Degree: 23.2%
Postgraduate Degree 8.0% / 10.2%
Bentleigh East — Postgraduate Degree: 8.0% Hughesdale — Postgraduate Degree: 10.2%
Certificate III & IV 8.7% / 7.5%
Bentleigh East — Certificate III & IV: 8.7% Hughesdale — Certificate III & IV: 7.5%
Advanced Diploma / Diploma 8.2% / 7.8%
Bentleigh East — Advanced Diploma / Diploma: 8.2% Hughesdale — Advanced Diploma / Diploma: 7.8%
Graduate Diploma / Certificate 2.8% / 3.1%
Bentleigh East — Graduate Diploma / Certificate: 2.8% Hughesdale — Graduate Diploma / Certificate: 3.1%

Bars are drawn against the largest share shown (23.2%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Bentleigh East Hughesdale
China 4.8% / 5.1%
Bentleigh East — China: 4.8% Hughesdale — China: 5.1%
India 3.6% / 5.8%
Bentleigh East — India: 3.6% Hughesdale — India: 5.8%
Greece 2.2% / 5.3%
Bentleigh East — Greece: 2.2% Hughesdale — Greece: 5.3%
England 2.2% / 1.9%
Bentleigh East — England: 2.2% Hughesdale — England: 1.9%
South Africa 2.1% / —
Bentleigh East — South Africa: 2.1% Hughesdale — South Africa: not among its largest
Sri Lanka — / 1.4%
Bentleigh East — Sri Lanka: not among its largest Hughesdale — Sri Lanka: 1.4%

Bars are drawn against the largest share shown (5.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bentleigh East 69.2% houses
Bentleigh East — Houses: 69.2% Bentleigh East — Townhouses: 14.1% Bentleigh East — Flats / Apartments: 16.7%
Hughesdale 53.6% houses
Hughesdale — Houses: 53.6% Hughesdale — Townhouses: 31.2% Hughesdale — Flats / Apartments: 15.2%
Houses Townhouses Flats / Apartments

Property market

Bentleigh East Hughesdale
Median house price $1,450,000 $1,552,000
Median unit price $775,000 $645,000
Median land price —
same for both
Typical days to sell (houses) 23 days
from 173 sales
 25 days
from 47 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Bentleigh East Hughesdale
1 bed $380K / $375K
Bentleigh East — 1 bed: $380K (19 sales) Hughesdale — 1 bed: $375K (8 sales)

19 vs 8 sales

2 bed $660K / $595K
Bentleigh East — 2 bed: $660K (103 sales) Hughesdale — 2 bed: $595K (63 sales)

103 vs 63 sales

3 bed $1.02M / $1.05M
Bentleigh East — 3 bed: $1.02M (47 sales) Hughesdale — 3 bed: $1.05M (13 sales)

47 vs 13 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Bentleigh East Hughesdale
2 bed $1.07M / $1.02M
Bentleigh East — 2 bed: $1.07M (25 sales) Hughesdale — 2 bed: $1.02M (9 sales)

25 vs 9 sales

3 bed $1.36M / $1.46M
Bentleigh East — 3 bed: $1.36M (164 sales) Hughesdale — 3 bed: $1.46M (33 sales)

164 vs 33 sales

4 bed $1.59M / $1.83M
Bentleigh East — 4 bed: $1.59M (131 sales) Hughesdale — 4 bed: $1.83M (19 sales)

131 vs 19 sales

5 bed $1.9M / $2.15M
Bentleigh East — 5 bed: $1.9M (19 sales) Hughesdale — 5 bed: $2.15M (9 sales)

19 vs 9 sales

Zoning mix

Bentleigh East Hughesdale
Residential 85% 90%
Infrastructure and transport 7% 6%
Parks and recreation 4% 2%
Other and special use 3% 0%
Commercial 1% 2%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Bentleigh East Hughesdale
New dwellings approved 617
across Glen Eira
 1,233
across Monash
Approvals change year on year -69% -4%

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Bentleigh East Hughesdale
Houses 3.6%
$980/wk on $1.42M
 2.5%
$680/wk on $1.4M
Units 5.0%
$630/wk on $652K
 4.8%
$595/wk on $650K

Ranking within VIC

Bentleigh East Hughesdale
House price Higher than 87% of VIC
same for both
Income Higher than 87% of VIC Higher than 79% of VIC
Schools Higher than 57% of VIC Higher than 91% of VIC
Walkability Higher than 95% of VIC Higher than 97% of VIC
Affordability Higher than 20% of VIC Higher than 15% of VIC
EV adoption Higher than 95% of VIC Higher than 91% of VIC
NBN connectivity Higher than 85% of VIC Higher than 84% of VIC
Rental yield (houses) Higher than 41% of VIC Higher than 5% of VIC
Rental yield (units) Higher than 62% of VIC Higher than 49% of VIC

Liveability

Hughesdale is more walkable (93 vs 85); Hughesdale scores higher overall (85 vs 79).

Bentleigh East Hughesdale
Grade A A+
Score 79/100 85/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Hughesdale carries more crime risk (58 vs 43).

Bentleigh East Hughesdale
Bushfire None
0/100
same for both
Crime Moderate
43/100
 Moderate
58/100
Flood Low
30/100
 Low
39/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 13
within 5 km
 11
within 5 km

Schools

Bentleigh East Hughesdale
Inside the suburb 8 3
Rated above peers 2
same for both
Rated at peers 2 1
Rated below peers 1 0
Universities within 10 km 3
Monash Caulfield, 5.0 km
 3
Monash Caulfield, 4.0 km
Full-time students aged 15–24 2.9% 4.1%

Schools in Bentleigh East

  • Coatesville Primary School Government · Primary above peers
  • Valkstone Primary School Government · Primary above peers
  • Bentleigh Secondary College Government · Secondary at peers
  • St Peter's School Catholic · Primary at peers
  • East Bentleigh Primary School Government · Primary below peers
  • McKinnon Secondary College - East Campus Government · Secondary

Schools in Hughesdale

  • Hughesdale Primary School Government · Primary above peers
  • Sacred Heart Girls' College Catholic · Secondary above peers
  • Oakleigh Grammar Independent · Combined at peers

Amenities in the suburb

Bentleigh East Hughesdale
Supermarkets 2 0
Cafes & restaurants 27 12
Parks & reserves 15 2
Childcare 20 8
GPs 10 3
Pharmacies 3 1
Hospitals 1 0
Banks & Bank@Post 3 1
Fuel stations 4 1

Mobility

Bentleigh East sits further from the CBD (22.2 km vs 18.8 km).

Bentleigh East Hughesdale
Walkability score 85/100 93/100
Distance to Melbourne 22.2 km
+15% vs other
 18.8 km
Drive time (normal traffic) 30 min 25 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 463.0
7-9am + 5-7pm
 125.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.2%
postcode 3165
 1.7%
postcode 3166
Rooftop solar per 100 dwellings 23
postcode 3165
 20
postcode 3166

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Bentleigh East Hughesdale
Car (driver) 49.5% / 42.6%
Bentleigh East — Car (driver): 49.5% Hughesdale — Car (driver): 42.6%
Worked from Home 41.9% / 42.1%
Bentleigh East — Worked from Home: 41.9% Hughesdale — Worked from Home: 42.1%
Train 2.7% / 7.5%
Bentleigh East — Train: 2.7% Hughesdale — Train: 7.5%
Car (passenger) 3.1% / 2.7%
Bentleigh East — Car (passenger): 3.1% Hughesdale — Car (passenger): 2.7%
Walked Only 1.3% / 2.7%
Bentleigh East — Walked Only: 1.3% Hughesdale — Walked Only: 2.7%

Bars are drawn against the largest share shown (49.5%).

Setting

Bentleigh East Hughesdale
Elevation 52 m
above sea level, at the suburb centre
 57 m
above sea level, at the suburb centre
Distance to the ocean 6.3 km 8.4 km

NBN connectivity

Bentleigh East Hughesdale
Connectivity score 76/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 3%
12,873 premises
 9%
3,664 premises

Climate

Bentleigh East Hughesdale
Annual rainfall 644 mm
same for both
Summer max (Jan) 26.0°C
same for both
Winter min (Jul) 6.9°C
same for both

Air quality (annual mean)

Bentleigh East Hughesdale
PM2.5 7.6 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Bentleigh East Hughesdale
Average residential rate $1,577/yr $1,697/yr
Council Glen Eira Monash

Federal electorate

Bentleigh East Hughesdale
Division Hotham
same for both
Member Clare O'Neil
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bentleigh East Hughesdale
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Bentleigh East

Middle-Ring Parks Premium Professionals Urban

Hughesdale

Middle-Ring Multicultural Parks Professionals Townhouses Urban

More comparisons

Other comparisons with Bentleigh East

Bentleigh East vs Bentleigh Bentleigh East vs Carnegie Bentleigh East vs Murrumbeena Bentleigh East vs Oakleigh South Bentleigh East vs Oakleigh Bentleigh East vs Ormond

Other comparisons with Hughesdale

Hughesdale vs Malvern East Hughesdale vs Murrumbeena Hughesdale vs Oakleigh South Hughesdale vs Oakleigh
Full data on Bentleigh East Full data on Hughesdale
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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