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In Bendigo there is capacity for 6,400 residential lots (16 to 17 years supply) on zoned land and an additional 4,100 residential lots (10 to 11 years supply) on land planned to be rezoned.

These estimates of the number of years of supply are based on the average rate of lots released over a longer-term time period (between January 2018 and June 2022) and a shorter-term time period (between January 2020 and June 2022).

Over the last decade, population in the City of Greater Bendigo has grown by 19,000 people to reach a population of 121,200. Around 1,000 dwellings per year have been built over the last 10 years to accommodate that population growth, with a mix of larger greenfield sites, smaller greenfield developments and infill sites.

Greenfield supply

At end of June 2022 there were an estimated 10,482 retail lots in unzoned and zoned englobo greenfield land. There were also enough potential major residential infill sites for an estimated 1,395 retail lots. Major infill is not included in the greenfield years of supply calculation.

Estimated retail lot supply June 2022

Area and typeUnzonedZonedProposed Total supply
Huntly/Bagshot – Greenfield 477 1,491 380 2,348
Maiden Gully – Greenfield 1,200 1,936 0 3,136
Marong – Greenfield 1,948 150 80 2,178
Strathfieldsaye – Greenfield 429 1,167 285 1,881
Remainder – Greenfield 0 871 68 939
Greenfield total4,0545,61581310,482
All – Major infill 0 1,265 130 1,395

Major infill is not included calculation of greenfield years of supply.

Retail lots released with a title

Years of supply is estimated from long- and short-term average lot greenfield release. Retail lots are considered released when a title has been registered and ready to construct a dwelling on.

Between 2018 and 2021 retail lot production has been averaging around 370 lots p.a. Since 2018 the level of retail lot production has been varied. However, in the first half of 2022, 152 lots have been released in Bendigo.

Greenfield retail lots 2015 to July 2022

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Size of greenfield retail lots

Changes in lot sizes can vary estimates of future supply. If recent lots are smaller than in the past, the estimated capacity of englobo land is increased.

Since 2016 the proportion of larger lots over 650 m2 has declined from nearly 70% to less than 40% in the last 2 years.

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Size of englobo lots

The size of englobo lots can also vary the rate at which greenfield land is developed. Large englobo lots, such as those over 10 hectares, can be easier to transform into larger developments. Smaller lots can provide opportunities for small to medium sized developments.

In Bendigo 8 zoned englobo lots have an area of 10 hectares or more which is estimated to produce 2,250 retail lots.

Estimated retail lot yield by englobo lot size

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Some englobo parcels known to be within the same development have been combined.

Page last updated: 11/06/23