Neighbourhood Residential Zone dominant. Median sale $1.69M over the last 24 months. 9,670 lots resolved to zone, overlays and development potential.
Zoning
Bentleigh is dominated by NRZ — Neighbourhood Residential Zone. Land use, building height, overlays, and permitted development are set per zone in the planning scheme under the Victorian Planning Provisions, with ResCode governing residential design.
Limit varies by lot — check your address for the exact figure.
Modelled dwelling capacity if every lot built to its zone controls.
Location
Bentleigh 3204 covers 4.7 km² within Glen Eira.
Drill into any lot in Bentleigh
Open the interactive map — click any address to see its zone, height, FSR, overlays, and approval likelihood.
Development potential
We score every lot for development signal — under-built relative to the controls, eligible for a small second dwelling, or sized for subdivision.
under the VPP small second dwelling provisions (Clause 52.18 / 54)
lots that may support subdivision
show at least one development signal
within a TOD corridor (uplift expected)
average uplift signal across the suburb
Own a property in Bentleigh?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
15% of lots are in mapped flood zones — material for any development; also: 8% of lots carry a Heritage Overlay.
Suburb-wide percentages — your specific lot may have all, some, or none of these.
LSIO / Floodway overlay
BMO — BAL assessment triggered
HO — controls on demolition & works
Near a recorded contaminated site
Market
Rent and market context from state rental bond and demographic data.
Demographics & lifestyle
ABS Census 2021 population data combined with lot-level amenity, healthcare, lifestyle, and crime indices.
Walkable amenity within 1 km
GP / hospital / pharmacy proximity
Cafés, parks, schools, transport
FAQs
Bentleigh is dominated by the NRZ (Neighbourhood Residential Zone) zone, which covers 4,673 of 9,670 lots (48%). The full mix is: NRZ Neighbourhood Residential Zone (48%), RGZ Residential Growth Zone (19%), HCTZ Housing Choice and Transport Zone (18%), C1Z Commercial 1 Zone (9%), GRZ General Residential Zone (4%), C2Z Commercial 2 Zone (1%), PUZ Public Use Zone (1%), PPRZ Public Park and Recreation Zone (0%), TRZ Transport Zone (0%), IN3Z Industrial 3 Zone (0%).
Across Bentleigh, the average maximum building height is 11.0 m. Height is set per zone in the planning scheme (Victorian Planning Provisions) and can be varied by overlays and schedules. For the exact control on a specific address, generate a planning report.
Yes — 6,743 lots in Bentleigh appear eligible for a small second dwelling under the VPP small second dwelling provisions (Clause 52.18 / 54), based on lot size, zoning, and frontage. Eligibility is lot-specific: get a planning report on your address to confirm.
The median sale price in Bentleigh over the past 24 months is $1,690,000, across 0 sales.
Median weekly rent for a house in Bentleigh is $800.
Across Bentleigh, 15.2% flood-affected, 8% with heritage controls, 0.8% near contaminated sites. These are suburb-wide percentages — every lot has its own combination. A planning report on a specific address shows exactly which controls apply.
7,137 of 9,670 lots in Bentleigh show identifiable development potential — under-developed for the planning controls, eligible for a small second dwelling, or capable of subdivision. 6,945 lots fall within a Transport Oriented Development corridor. Average rezoning signal score: 68.0 / 100.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Glen Eira and nearby postcodes.
Suburb-wide stats are useful for context. For a buy-or-walk decision on a specific lot, you need every control, every constraint, and every clause cited to source.
Run a report — from A$2914-section report · planning scheme + overlays cross-referenced · cited to source
Verify with official sources
Don't take our word for it. Every figure on this page is computed from authoritative Victoria Government data — and you can verify any of it directly with the source.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Zoning, height, overlays and development potential computed from the Glen Eiraplanning scheme (Victorian Planning Provisions) and lot-level cadastre (9,670 lots). Hazard overlays, demographics and rent drawn from Victorian Planning Provisions & planning schemes, Victorian Building Authority / building permit activity, Victoria in Future, and ABS Census 2021. Aggregated by ZoneDSS · last updated 2026-06-08.
Suburb-wide statistics — your specific lot may vary. Always run a planning report on the actual address before making a decision. How ZoneDSS works →