Brighton East vs Bentleigh

Bentleigh is the younger of the two, with a median age of 39 against 45 in Brighton East. In both, most households own their home, most homes are detached houses, and about half of households are couple families. Houses cost more in Brighton East: a median of $2.12 million, against $1.73 million in Bentleigh, and rent is higher there too. Brighton East is closer to the city centre: 14.2 km, against 15.9 km. On these figures, Bentleigh 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

Brighton East

ahead on 2 of the 6 things we measure here

  • has more schools inside the suburb (7 vs 4)
  • carries lower crime risk (46/100 vs 57/100)
  • But Bentleigh has more schools rated above their peers (2 vs 0)

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

First-home buyers

Bentleigh

ahead on 3 of the 4 things we measure here

  • has cheaper land ($925,000 vs $2,500,000)
  • has cheaper units ($631,000 vs $955,000)
  • has cheaper houses ($1,727,000 vs $2,122,500)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Bentleigh

ahead on the one thing that separates them

  • has cheaper rent ($480/wk vs $600/wk)

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

Commuting to the city

Bentleigh

ahead on the one thing that separates them

  • is more walkable (94/100 vs 80/100)

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

Downsizers and retirees

They split

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

  • Brighton East has more residents already 65 and over (22% vs 15%)
  • Bentleigh has more GPs (9 vs 2)

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

Investors

Bentleigh

ahead on 2 of the 3 things we measure here

  • is growing faster (10.9% vs 4.7%)
  • returns a higher gross yield on units (5.4% vs 3.6%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Brighton East Bentleigh
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.

Brighton East Bentleigh
Walkability 80 / 94
Brighton East — Walkability: 80/100 Bentleigh — Walkability: 94/100
Safety 54 / 43
Brighton East — Safety: 54/100 Bentleigh — Safety: 43/100
Low fire risk 100 / 100
Brighton East — Low fire risk: 100/100 Bentleigh — Low fire risk: 100/100
Low flood risk 65 / 56
Brighton East — Low flood risk: 65/100 Bentleigh — Low flood risk: 56/100

Demographics

Brighton East rents higher ($600/wk vs $480/wk); Brighton East skews older (45 vs 39).

Brighton East Bentleigh
Population 16,757 17,921
+7% vs other
Population trend (2016 → 2021) +4.7% +10.9%
Median age 45 39
Median household income $132,288/yr
+11% vs other
 $117,676/yr
Median weekly rent $600/wk
+20% vs other
 $480/wk

Age profile

Share of residents in each band, 2021 Census.

Brighton East Bentleigh
0-4 4.4% / 5.0%
Brighton East — 0-4: 4.4% Bentleigh — 0-4: 5.0%
5-14 14.5% / 13.0%
Brighton East — 5-14: 14.5% Bentleigh — 5-14: 13.0%
15-19 7.3% / 6.3%
Brighton East — 15-19: 7.3% Bentleigh — 15-19: 6.3%
20-24 5.0% / 6.0%
Brighton East — 20-24: 5.0% Bentleigh — 20-24: 6.0%
25-34 6.8% / 12.6%
Brighton East — 25-34: 6.8% Bentleigh — 25-34: 12.6%
35-44 11.4% / 14.7%
Brighton East — 35-44: 11.4% Bentleigh — 35-44: 14.7%
45-54 15.8% / 15.4%
Brighton East — 45-54: 15.8% Bentleigh — 45-54: 15.4%
55-64 12.7% / 12.0%
Brighton East — 55-64: 12.7% Bentleigh — 55-64: 12.0%
65-74 9.6% / 8.2%
Brighton East — 65-74: 9.6% Bentleigh — 65-74: 8.2%
75-84 7.3% / 4.6%
Brighton East — 75-84: 7.3% Bentleigh — 75-84: 4.6%
85+ 5.1% / 2.1%
Brighton East — 85+: 5.1% Bentleigh — 85+: 2.1%

Bars are drawn against the largest share shown (15.8%).

Who lives together

Household composition, 2021 Census.

Brighton East 52.2% couple families
Brighton East — Couple Families: 52.2% Brighton East — Lone Person: 31.6% Brighton East — One Parent Families: 13.0% Brighton East — Group Household: 2.5% Brighton East — Other Families: 0.8%
Bentleigh 48.7% couple families
Bentleigh — Couple Families: 48.7% Bentleigh — Lone Person: 31.2% Bentleigh — One Parent Families: 14.4% Bentleigh — Group Household: 4.4% Bentleigh — Other Families: 1.3%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Brighton East 20.7% renting
Brighton East — Owned Outright: 43.0% Brighton East — Mortgage: 36.3% Brighton East — Renting: 20.7%
Bentleigh 29.1% renting
Bentleigh — Owned Outright: 34.7% Bentleigh — Mortgage: 36.2% Bentleigh — Renting: 29.1%
Owned outright Mortgage Renting

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.

Brighton East Bentleigh
China 3.9% / 5.8%
Brighton East — China: 3.9% Bentleigh — China: 5.8%
England 4.5% / 3.4%
Brighton East — England: 4.5% Bentleigh — England: 3.4%
India 1.2% / 3.5%
Brighton East — India: 1.2% Bentleigh — India: 3.5%
South Africa 1.8% / 1.4%
Brighton East — South Africa: 1.8% Bentleigh — South Africa: 1.4%
New Zealand 1.4% / 1.7%
Brighton East — New Zealand: 1.4% Bentleigh — New Zealand: 1.7%

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

Qualifications

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

Brighton East Bentleigh
Bachelor Degree 23.5% / 23.1%
Brighton East — Bachelor Degree: 23.5% Bentleigh — Bachelor Degree: 23.1%
Postgraduate Degree 8.7% / 9.5%
Brighton East — Postgraduate Degree: 8.7% Bentleigh — Postgraduate Degree: 9.5%
Advanced Diploma / Diploma 8.0% / 8.5%
Brighton East — Advanced Diploma / Diploma: 8.0% Bentleigh — Advanced Diploma / Diploma: 8.5%
Certificate III & IV 5.3% / 6.9%
Brighton East — Certificate III & IV: 5.3% Bentleigh — Certificate III & IV: 6.9%
Graduate Diploma / Certificate 3.2% / 3.2%
Brighton East — Graduate Diploma / Certificate: 3.2% Bentleigh — Graduate Diploma / Certificate: 3.2%

Bars are drawn against the largest share shown (23.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Brighton East 67.9% houses
Brighton East — Houses: 67.9% Brighton East — Townhouses: 23.8% Brighton East — Flats / Apartments: 8.3%
Bentleigh 59.7% houses
Bentleigh — Houses: 59.7% Bentleigh — Townhouses: 19.9% Bentleigh — Flats / Apartments: 20.4%
Houses Townhouses Flats / Apartments

Property market

Brighton East Bentleigh
Median house price $2,122,500 $1,727,000
Median unit price $955,000 $631,000
Median land price $2,500,000 $925,000
Typical days to sell (houses) 24 days
from 148 sales
 23 days
from 110 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.

Brighton East Bentleigh
2 bed $850K / $620K
Brighton East — 2 bed: $850K (23 sales) Bentleigh — 2 bed: $620K (109 sales)

23 vs 109 sales

3 bed $1.2M / $882K
Brighton East — 3 bed: $1.2M (16 sales) Bentleigh — 3 bed: $882K (24 sales)

16 vs 24 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.

Brighton East Bentleigh
2 bed $1.43M / $1.33M
Brighton East — 2 bed: $1.43M (13 sales) Bentleigh — 2 bed: $1.33M (15 sales)

13 vs 15 sales

3 bed $1.72M / $1.55M
Brighton East — 3 bed: $1.72M (73 sales) Bentleigh — 3 bed: $1.55M (83 sales)

73 vs 83 sales

4 bed $2.3M / $1.94M
Brighton East — 4 bed: $2.3M (92 sales) Bentleigh — 4 bed: $1.94M (57 sales)

92 vs 57 sales

5 bed $2.9M / $2.2M
Brighton East — 5 bed: $2.9M (26 sales) Bentleigh — 5 bed: $2.2M (20 sales)

26 vs 20 sales

Zoning mix

Brighton East Bentleigh
Residential 76% 84%
Parks and recreation 13% 4%
Infrastructure and transport 9% 7%
Commercial 2% 5%
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

Brighton East Bentleigh
New dwellings approved 473
across Bayside (Vic.)
 617
across Glen Eira
Approvals change year on year -47% -69%

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.

Brighton East Bentleigh
Houses 3.1%
$1,100/wk on $1.84M
 3.5%
$1,050/wk on $1.55M
Units 3.6%
$555/wk on $808K
 5.4%
$660/wk on $630K

Ranking within VIC

Brighton East Bentleigh
House price Higher than 95% of VIC Higher than 93% of VIC
Income Higher than 95% of VIC Higher than 90% of VIC
Schools Higher than 1% of VIC Higher than 82% of VIC
Walkability Higher than 93% of VIC Higher than 98% of VIC
Affordability Higher than 8% of VIC Higher than 13% of VIC
EV adoption Higher than 98% of VIC Higher than 97% of VIC
NBN connectivity Higher than 84% of VIC Higher than 91% of VIC
Rental yield (houses) Higher than 18% of VIC Higher than 37% of VIC
Rental yield (units) Higher than 2% of VIC Higher than 81% of VIC

Liveability

Bentleigh scores higher overall (85 vs 70); Bentleigh is more walkable (94 vs 80).

Brighton East Bentleigh
Grade A A+
Score 70/100 85/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Bentleigh carries more crime risk (57 vs 46).

Brighton East Bentleigh
Bushfire None
0/100
same for both
Crime Moderate
46/100
 Moderate
57/100
Flood Low
35/100
 Moderate
44/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 9
within 5 km

Schools

Brighton East Bentleigh
Inside the suburb 7 4
Rated above peers 0 2
Rated at peers 4 2
Rated below peers 0
same for both
Universities within 10 km 2
Monash Caulfield, 4.6 km
same for both
Full-time students aged 15–24 3.9% 3.8%

Schools in Brighton East

  • Brighton Secondary College Government · Secondary at peers
  • Gardenvale Primary School Government · Primary at peers
  • St Finbar's School Catholic · Primary at peers
  • St Leonard's College Independent · Combined at peers
  • Haileybury College - Brighton Boys Independent · Combined
  • Haileybury College - Brighton Girls Independent · Combined

Schools in Bentleigh

  • Bentleigh West Primary School Government · Primary above peers
  • Our Lady of the Sacred Heart College Catholic · Secondary above peers
  • St Paul's School Catholic · Primary at peers
  • Tucker Road Bentleigh Primary School Government · Primary at peers

Amenities in the suburb

Brighton East Bentleigh
Supermarkets 0 4
Cafes & restaurants 6 14
Parks & reserves 9
same for both
Childcare 13 12
GPs 2 9
Pharmacies 3 4
Banks & Bank@Post 1 5
Fuel stations 2 0
EV chargers 2 0

Mobility

Brighton East Bentleigh
Walkability score 80/100 94/100
Distance to Melbourne 14.2 km 15.9 km
+12% vs other
Drive time (normal traffic) 24 min 26 min
Public transport score 80/100
Tram · Bus
 94/100
Rail · Bus
Peak arrivals per hour 181.0
7-9am + 5-7pm
 177.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.9%
postcode 3187
 2.5%
postcode 3204
Rooftop solar per 100 dwellings 24
postcode 3187
 20
postcode 3204

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.

Brighton East Bentleigh
Worked from Home 50.1% / 45.9%
Brighton East — Worked from Home: 50.1% Bentleigh — Worked from Home: 45.9%
Car (driver) 42.1% / 42.4%
Brighton East — Car (driver): 42.1% Bentleigh — Car (driver): 42.4%
Train 2.3% / 5.5%
Brighton East — Train: 2.3% Bentleigh — Train: 5.5%
Car (passenger) 2.7% / 2.8%
Brighton East — Car (passenger): 2.7% Bentleigh — Car (passenger): 2.8%
Walked Only 1.5% / 2.0%
Brighton East — Walked Only: 1.5% Bentleigh — Walked Only: 2.0%

Bars are drawn against the largest share shown (50.1%).

Setting

Brighton East Bentleigh
Elevation 31 m
above sea level, at the suburb centre
same for both
Distance to the ocean 2.6 km
2.6 km to a named beach
 4.0 km
4.2 km to a named beach

NBN connectivity

Brighton East Bentleigh
Connectivity score 76/100 82/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 5%
7,493 premises
 28%
8,531 premises

Climate

Brighton East Bentleigh
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)

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

Council rates

Brighton East Bentleigh
Average residential rate $2,086/yr $1,577/yr
Council Bayside (Vic.) Glen Eira

Federal electorate

Brighton East Bentleigh
Division Goldstein
same for both
Member Tim Wilson
same for both
Party Liberal
same for both

First Home Owner Grant

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

Tags

Brighton East

Coastal Luxury Middle-Ring Parks Professionals Townhouses Trams Transport Hub

Bentleigh

Easy Commute Middle-Ring Parks Premium Professionals Trains Transport Hub Urban

More comparisons

Other comparisons with Brighton East

Brighton East vs Brighton Brighton East vs Hampton Brighton East vs Caulfield South Brighton East vs Ormond Brighton East vs McKinnon Brighton East vs Moorabbin

Other comparisons with Bentleigh

Bentleigh vs Bentleigh East Bentleigh vs McKinnon Bentleigh vs Moorabbin Bentleigh vs Hampton East
Full data on Brighton East Full data on Bentleigh
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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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