Bentleigh East vs Moorabbin

In both, most households own their home, most homes are detached houses, and about half of households are couple families. Houses cost more in Bentleigh East: a median of $1.45 million, against $1.23 million in Moorabbin, and rent is higher there too. Moorabbin is closer to the city centre: 18.9 km, against 22.2 km. On these figures, Moorabbin tends to suit buyers on a tighter budget.

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 5 of the 6 things we measure here

  • has more parks and reserves (15 vs 6)
  • has more childcare (20 vs 8)
  • carries lower crime risk (43/100 vs 90/100)

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

First-home buyers

Moorabbin

ahead on 2 of the 3 things we measure here

  • has cheaper units ($610,000 vs $775,000)
  • has cheaper houses ($1,230,250 vs $1,450,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Moorabbin

ahead on the one thing that separates them

  • has cheaper rent ($431/wk vs $500/wk)

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

Commuting to the city

Moorabbin

ahead on the one thing that separates them

  • sits closer to the CBD (18.9 km vs 22.2 km)

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

Downsizers and retirees

Bentleigh East

ahead on 2 of the 5 things we measure here

  • has more GPs (10 vs 2)
  • carries lower crime risk (43/100 vs 90/100)

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

Investors

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house yield, unit yield, and population growth.

Where they sit

Bentleigh East and Moorabbin 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 Moorabbin
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 Moorabbin
Walkability 85 / 79
Bentleigh East — Walkability: 85/100 Moorabbin — Walkability: 79/100
Safety 57 / 10
Bentleigh East — Safety: 57/100 Moorabbin — Safety: 10/100
Low fire risk 100 / 100
Bentleigh East — Low fire risk: 100/100 Moorabbin — Low fire risk: 100/100
Low flood risk 70 / 62
Bentleigh East — Low flood risk: 70/100 Moorabbin — Low flood risk: 62/100

Demographics

Bentleigh East has more residents (30,159 vs 6,287); Bentleigh East rents higher ($500/wk vs $431/wk).

Bentleigh East Moorabbin
Population 30,159
+79% vs other
 6,287
Population trend (2016 → 2021) +9.1% +6.6%
Median age 40 39
Median household income $115,180/yr
+8% vs other
 $105,612/yr
Median weekly rent $500/wk
+14% vs other
 $431/wk

Age profile

Share of residents in each band, 2021 Census.

Bentleigh East Moorabbin
0-4 5.7% / 6.7%
Bentleigh East — 0-4: 5.7% Moorabbin — 0-4: 6.7%
5-14 14.7% / 12.0%
Bentleigh East — 5-14: 14.7% Moorabbin — 5-14: 12.0%
15-19 6.5% / 4.9%
Bentleigh East — 15-19: 6.5% Moorabbin — 15-19: 4.9%
20-24 5.1% / 4.8%
Bentleigh East — 20-24: 5.1% Moorabbin — 20-24: 4.8%
25-34 10.2% / 13.2%
Bentleigh East — 25-34: 10.2% Moorabbin — 25-34: 13.2%
35-44 15.6% / 16.9%
Bentleigh East — 35-44: 15.6% Moorabbin — 35-44: 16.9%
45-54 15.6% / 13.9%
Bentleigh East — 45-54: 15.6% Moorabbin — 45-54: 13.9%
55-64 11.2% / 11.1%
Bentleigh East — 55-64: 11.2% Moorabbin — 55-64: 11.1%
65-74 7.9% / 8.4%
Bentleigh East — 65-74: 7.9% Moorabbin — 65-74: 8.4%
75-84 4.7% / 5.7%
Bentleigh East — 75-84: 4.7% Moorabbin — 75-84: 5.7%
85+ 2.8% / 2.6%
Bentleigh East — 85+: 2.8% Moorabbin — 85+: 2.6%

Bars are drawn against the largest share shown (16.9%).

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%
Moorabbin 45.4% couple families
Moorabbin — Couple Families: 45.4% Moorabbin — Lone Person: 33.5% Moorabbin — One Parent Families: 14.2% Moorabbin — Group Household: 5.3% Moorabbin — Other Families: 1.6%
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%
Moorabbin 29.7% renting
Moorabbin — Owned Outright: 30.6% Moorabbin — Mortgage: 39.7% Moorabbin — Renting: 29.7%
Owned outright Mortgage Renting

Qualifications

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

Bentleigh East Moorabbin
Bachelor Degree 19.9% / 19.5%
Bentleigh East — Bachelor Degree: 19.9% Moorabbin — Bachelor Degree: 19.5%
Certificate III & IV 8.7% / 9.4%
Bentleigh East — Certificate III & IV: 8.7% Moorabbin — Certificate III & IV: 9.4%
Advanced Diploma / Diploma 8.2% / 9.4%
Bentleigh East — Advanced Diploma / Diploma: 8.2% Moorabbin — Advanced Diploma / Diploma: 9.4%
Postgraduate Degree 8.0% / 6.9%
Bentleigh East — Postgraduate Degree: 8.0% Moorabbin — Postgraduate Degree: 6.9%
Graduate Diploma / Certificate 2.8% / 2.8%
Bentleigh East — Graduate Diploma / Certificate: 2.8% Moorabbin — Graduate Diploma / Certificate: 2.8%

Bars are drawn against the largest share shown (19.9%).

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 Moorabbin
China 4.8% / 3.4%
Bentleigh East — China: 4.8% Moorabbin — China: 3.4%
India 3.6% / 4.1%
Bentleigh East — India: 3.6% Moorabbin — India: 4.1%
England 2.2% / 3.2%
Bentleigh East — England: 2.2% Moorabbin — England: 3.2%
Greece 2.2% / 1.8%
Bentleigh East — Greece: 2.2% Moorabbin — Greece: 1.8%
South Africa 2.1% / 1.0%
Bentleigh East — South Africa: 2.1% Moorabbin — South Africa: 1.0%
New Zealand 1.3% / 1.5%
Bentleigh East — New Zealand: 1.3% Moorabbin — New Zealand: 1.5%

Bars are drawn against the largest share shown (4.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bentleigh East 69.2% houses
Bentleigh East — Houses: 69.2% Bentleigh East — Flats / Apartments: 16.7% Bentleigh East — Townhouses: 14.1%
Moorabbin 76.7% houses
Moorabbin — Houses: 76.7% Moorabbin — Flats / Apartments: 14.7% Moorabbin — Townhouses: 8.7%
Houses Flats / Apartments Townhouses

Property market

Bentleigh East Moorabbin
Median house price $1,450,000 $1,230,250
Median unit price $775,000 $610,000
Median land price —
same for both
Typical days to sell (houses) 23 days
from 173 sales
 24 days
from 60 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 Moorabbin
2 bed $1.07M / $1.15M
Bentleigh East — 2 bed: $1.07M (25 sales) Moorabbin — 2 bed: $1.15M (9 sales)

25 vs 9 sales

3 bed $1.36M / $1.21M
Bentleigh East — 3 bed: $1.36M (164 sales) Moorabbin — 3 bed: $1.21M (63 sales)

164 vs 63 sales

4 bed $1.59M / $1.36M
Bentleigh East — 4 bed: $1.59M (131 sales) Moorabbin — 4 bed: $1.36M (29 sales)

131 vs 29 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 Moorabbin
1 bed $380K / $400K
Bentleigh East — 1 bed: $380K (19 sales) Moorabbin — 1 bed: $400K (7 sales)

19 vs 7 sales

2 bed $660K / $592K
Bentleigh East — 2 bed: $660K (103 sales) Moorabbin — 2 bed: $592K (49 sales)

103 vs 49 sales

3 bed $1.02M / $1.01M
Bentleigh East — 3 bed: $1.02M (47 sales) Moorabbin — 3 bed: $1.01M (11 sales)

47 vs 11 sales

Zoning mix

Moorabbin has more industrially zoned land (48% vs 0%).

Bentleigh East Moorabbin
Residential 85% 32%
Industrial 0% 48%
Infrastructure and transport 7% 9%
Commercial 1% 6%
Parks and recreation 4% 5%
Other and special use 3% 0%
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 Moorabbin
New dwellings approved 617
across Glen Eira
 465
across Kingston (Vic.)
Approvals change year on year -69% -36%

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 Moorabbin
Houses 3.6%
$980/wk on $1.42M
 3.8%
$850/wk on $1.17M
Units 5.0%
$630/wk on $652K
 5.2%
$685/wk on $688K

Ranking within VIC

Bentleigh East Moorabbin
House price Higher than 87% of VIC Higher than 83% of VIC
Income Higher than 87% of VIC Higher than 78% of VIC
Schools Higher than 57% of VIC Higher than 80% of VIC
Walkability Higher than 95% of VIC Higher than 93% of VIC
Affordability Higher than 20% of VIC Higher than 21% of VIC
EV adoption Higher than 95% of VIC Higher than 86% of VIC
NBN connectivity Higher than 85% of VIC Higher than 89% of VIC
Rental yield (houses) Higher than 41% of VIC Higher than 53% of VIC
Rental yield (units) Higher than 62% of VIC Higher than 71% of VIC

Liveability

Bentleigh East scores higher overall (79 vs 72).

Bentleigh East Moorabbin
Grade A
same for both
Score 79/100 72/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Moorabbin carries more crime risk (90 vs 43).

Bentleigh East Moorabbin
Bushfire None
0/100
same for both
Crime Moderate
43/100
 High
90/100
Flood Low
30/100
 Low
38/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 13
within 5 km
 15
within 5 km

Schools

Bentleigh East Moorabbin
Inside the suburb 8 5
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
 2
Monash Caulfield, 6.8 km
Full-time students aged 15–24 2.9% 2.4%

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 Moorabbin

  • Moorabbin Primary School Government · Primary above peers
  • St Catherine's School Catholic · Primary above peers
  • Southmoor Primary School Government · Primary at peers
  • Avenues Education Government · Secondary · Special school
  • Bayside Special Developmental School Government · Combined · Special school

Amenities in the suburb

Bentleigh East Moorabbin
Supermarkets 2
same for both
Cafes & restaurants 27 7
Parks & reserves 15 6
Childcare 20 8
GPs 10 2
Pharmacies 3
same for both
Hospitals 1
same for both
Police stations 0 1
Banks & Bank@Post 3
same for both
Fuel stations 4 3

Mobility

Bentleigh East sits further from the CBD (22.2 km vs 18.9 km).

Bentleigh East Moorabbin
Walkability score 85/100 79/100
Distance to Melbourne 22.2 km
+15% vs other
 18.9 km
Drive time (normal traffic) 30 min
same for both
Public transport score 79/100
Bus
 93/100
Rail · Bus
Peak arrivals per hour 463.0
7-9am + 5-7pm
 173.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.2%
postcode 3165
 1.4%
postcode 3189
Rooftop solar per 100 dwellings 23
postcode 3165
 31
postcode 3189

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 Moorabbin
Car (driver) 49.5% / 49.5%
Bentleigh East — Car (driver): 49.5% Moorabbin — Car (driver): 49.5%
Worked from Home 41.9% / 39.7%
Bentleigh East — Worked from Home: 41.9% Moorabbin — Worked from Home: 39.7%
Train 2.7% / 3.7%
Bentleigh East — Train: 2.7% Moorabbin — Train: 3.7%
Car (passenger) 3.1% / 3.1%
Bentleigh East — Car (passenger): 3.1% Moorabbin — Car (passenger): 3.1%
Walked Only 1.3% / 2.2%
Bentleigh East — Walked Only: 1.3% Moorabbin — Walked Only: 2.2%

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

Setting

Bentleigh East Moorabbin
Elevation 52 m
above sea level, at the suburb centre
 43 m
above sea level, at the suburb centre
Distance to the ocean 6.3 km 4.7 km
4.7 km to a named beach

NBN connectivity

Bentleigh East Moorabbin
Connectivity score 76/100 78/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 3%
12,873 premises
 23%
5,070 premises

Climate

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

Council rates

Bentleigh East Moorabbin
Average residential rate $1,577/yr $1,940/yr
Council Glen Eira Kingston (Vic.)

Federal electorate

Bentleigh East Moorabbin
Division Hotham Goldstein
Member Clare O'Neil Tim Wilson
Party Australian Labor Party Liberal

First Home Owner Grant

Bentleigh East Moorabbin
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

Moorabbin

Easy Commute Middle-Ring Transport Hub

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 Moorabbin

Moorabbin vs Cheltenham Moorabbin vs Bentleigh Moorabbin vs Brighton East Moorabbin vs Highett Moorabbin vs Oakleigh South Moorabbin vs Hampton East
Full data on Bentleigh East Full data on Moorabbin
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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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