Bentleigh East flood map & planning overlays
Bentleigh East is Glen Eira's biggest suburb, 30,159 people, with 146 bus stops.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Bentleigh East
(Glen Eira, VIC) - 8.98 km², mapped from live council and
state overlay data. This suburb is relatively unconstrained.
Profile updated 24 October 2026.
Constraint readout
8.98 km² - this suburb is relatively unconstrained by planning overlays.
Elevation hillshade with street names, clipped to Bentleigh East's boundary, with the flood, bushfire and environmental overlays drawn on top. Magenta is where aircraft were observed in the sampled period, brightest below 3,000 ft.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Bentleigh East
The ANEF contour is a published planning forecast and observed overflight is what a sampled tracking feed recorded - neither describes any individual property.
Observed overflight - sampled 4 Sep to 24 Oct 2026
typical observed square 1 a day
Night movements: observed, lowest 2,000 ft - night is sampled as often as day, but night traffic is light, so this is a floor and no rate can be put on it.
How this is measured
Traffic is sampled rather than watched continuously, so every figure is a floor: aircraft not captured between samples are not represented. Rates are per 500 m square - the busiest square in the suburb, not a count of flights over the suburb - and a square is only rated where enough traffic was seen to measure it. Altitudes are above mean sea level. Flight paths change with runway use, weather, season and airspace design. This is a record of observed traffic; it is not a noise contour and not a planning control.
Bentleigh East at a glance
How Bentleigh East is zoned
Selling in Bentleigh East? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 8.98 km², Bentleigh East is relatively unconstrained by planning overlays. About 6% of the suburb sits within a mapped flood overlay. There are 4 heritage-listed sites on record, and the dominant land-use zone is Neighbourhood Residential Zone (NRZ1). The median lot measures about 532 m² across 14,115 parcels.
Who lives in Bentleigh East
Census 2021 figures published by the ABS for the Bentleigh East suburb boundary itself, not a wider region.
Socio-economic standing
ABS SEIFA 2021 ranks every Australian suburb. Decile 1 is the most disadvantaged tenth of the country, decile 10 the least.
Score 1090, and decile 10 within Victoria. The national average is 1000.
Age profile
Share of Bentleigh East's 30,159 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Bentleigh East - North, the wider ABS statistical area containing Bentleigh East. There is no annual population series published at suburb level, so this describes the surrounding area rather than Bentleigh East itself.
12,594 in 2001 to 17,873 in 2025, up 42%.
Source: ABS Census 2021 and SEIFA 2021 (Suburbs and Localities), Regional Population (SA2), CC BY 4.0. Small counts are randomly adjusted by the ABS.
Bentleigh East data sources and coverage
“Not mapped” means we hold no source layer for this suburb - never an all-clear.
| Dataset | Coverage | Publisher |
|---|---|---|
| Flood mapping | Mapped | Vicmap Planning and Victorian Government spatial services |
| Bushfire-prone mapping | Mapped | Vicmap Planning and Victorian Government spatial services |
| Zoning | Mapped | Vicmap Planning and Victorian Government spatial services |
| Heritage and environment | Mapped where published | Vicmap Planning and Victorian Government spatial services |
| Aircraft noise contours (ANEF) | Not held | Vicmap Planning and Victorian Government spatial services, Defence |
| Observed flight paths | Observed | adsb.lol, under the Open Database License |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 24 October 2026. See the methodology and full source list. Source data changes over time and critical decisions should be checked with the responsible authority.
Check a specific Bentleigh East address
See exactly which overlays touch a single property - the interactive map is free. Need it on paper? A full planning PDF is just $9.
See what's in the $9 report →Aircraft have been seen below 3,000 ft over about 100% of Bentleigh East. The report's Aircraft Overflight page narrows that to the address itself: how many aircraft a day, how low, and at what heights.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and the indicative soil reactivity range to expect for a Bentleigh East lot.
Bentleigh East planning - frequently asked
Is Bentleigh East flood-prone?
About 6% of Bentleigh East falls within a mapped flood overlay, against the council-wide suburb average of 12%.
Is Bentleigh East bushfire-prone?
Bushfire mapping covers Bentleigh East and little to none of it is mapped as bushfire-prone.
Is Bentleigh East under a flight path?
Aircraft were observed below 3,000 ft over about 100% of Bentleigh East, in the period sampled (4 Sep 2026 to 24 Oct 2026). The lowest measured aircraft was at 500 ft, with an average of 1,500 ft. At the busiest point in the suburb about 5 aircraft a day were recorded passing over one 500 m square. Traffic is sampled rather than watched continuously and flight paths change with runway use, weather and season; the ANEF contour is the planning instrument.
What is the zoning in Bentleigh East?
The dominant planning zone in Bentleigh East is Neighbourhood Residential Zone (NRZ1), though the suburb also includes General Residential Zone (GRZ1) and Transport Zone (TRZ2).
Does Bentleigh East have heritage-listed places?
Bentleigh East has 4 heritage-listed places on record.
What is the typical lot size in Bentleigh East?
Across 14,115 surveyed parcels in Bentleigh East, the median lot size is about 532 m². There are also 4,512 registered easements mapped in the suburb.
Does Bentleigh East have a train station?
There is no train station inside Bentleigh East itself. The suburb is served by 146 bus stops.
What is the population of Bentleigh East?
At the 2021 Census Bentleigh East had 30,159 usual residents, with a median age of 40 and an average household size of 2.7 people. The wider Bentleigh East - North statistical area, which contains Bentleigh East, went from 12,594 people in 2001 to 17,873 in 2025, up 42%.
Is Bentleigh East an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Bentleigh East scores 1090 and sits in decile 10 of 10 nationally and decile 10 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Bentleigh East?
Median household income in Bentleigh East was $2,215 a week at the 2021 Census, against $2,102 for the typical suburb in Glen Eira. Median rent was $500 a week and the median mortgage repayment $2,500 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Oakleigh South Kingston |
2.2 km | 3% | 0% |
| Moorabbin Kingston |
2.3 km | 10% | 0% |
| Bentleigh | 2.6 km | 14% | 0% |
| Mckinnon | 2.8 km | 27% | 0% |
| Ormond | 2.9 km | 16% | 0% |
| Murrumbeena | 2.9 km | 18% | 0% |
| Hughesdale Monash |
3.0 km | 11% | 0% |
| Carnegie | 3.3 km | 19% | 0% |
| Oakleigh Monash |
3.6 km | 7% | 0% |
| Hampton East Bayside |
3.7 km | 14% | 0% |