Bentleigh flood map & planning overlays

The schematic on this page is a Bentleigh flood map: the mapped flood overlays drawn over the suburb's terrain and street grid, covering about 14% of the suburb. Flood lines vary block to block, so for a specific property use the free interactive map - search any Bentleigh address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.

About 14% of Bentleigh falls within a mapped flood overlay, against the council-wide suburb average of 12%. Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.

Bushfire mapping covers Bentleigh and little to none of it is mapped as bushfire-prone. Always confirm for the exact lot, as mapping can change.

The dominant planning zone in Bentleigh is Neighbourhood Residential Zone (NRZ1), though the suburb also includes Housing Choice and Transport Zone (HCTZ2) and Residential Growth Zone (RGZ1). Zoning sets what you can build and do on a site, and can differ lot by lot.

Bentleigh has 27 heritage-listed places on record. Heritage listing affects what you can alter or demolish, so confirm whether a specific property is listed or near a heritage place.

Across 9,677 surveyed parcels in Bentleigh, the median lot size is about 585 m². There are also 2,161 registered easements mapped in the suburb - an easement can restrict where you can build, so always check the title and overlays for the specific lot.

Yes - Bentleigh has 2 train stations: Bentleigh Station, Patterson Station. It is also served by 52 bus stops.

At the 2021 Census Bentleigh had 17,921 usual residents, with a median age of 39 and an average household size of 2.6 people. The wider Bentleigh - McKinnon statistical area, which contains Bentleigh, went from 19,086 people in 2001 to 26,966 in 2025, up 41%. ABS publishes no annual population series for individual suburbs, so that trend describes the surrounding area rather than Bentleigh alone.

On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Bentleigh scores 1103 and sits in decile 10 of 10 nationally and decile 10 within Victoria - decile 1 being the most disadvantaged tenth of Australian suburbs and decile 10 the least. The national average score is 1000. SEIFA summarises income, education, occupation and housing across the whole suburb, so it describes the area, not any particular household in it.

Median household income in Bentleigh was $2,263 a week at the 2021 Census, against $2,102 for the typical suburb in Glen Eira. Median rent was $480 a week and the median mortgage repayment $2,500 a month. These are 2021 Census figures and have not been indexed to today.

A Bentleigh planning report pulls every overlay - zoning, flood, bushfire, heritage, environmental and noise - that touches a single lot, on live council and state data. The interactive map preview is free; the full PDF report is $9.