A Word From Our Directors
We’ve had a fantastic Spring at PH Property, with plenty happening both inside and outside our core business of selling and leasing homes
Growing Our Team
This season brought some exciting changes to our team We welcomed Tash Dixon, who played a key role in establishing our administration and support systems. Her work has been outstanding, and although she will soon be moving on to an exciting new leadership role, we’re incredibly grateful for her contributions
We’re also thrilled to welcome Rachel Hodgens who has recently joined us in a sales support role In addition, we hosted three groups of Work Experience students Each of them did an excellent job One student impressed us so much that we are now exploring a school based traineeship, which is a milestone we are very excited about
Community Engagement
Spring has also been a big season for community involvement
We had another hugely successful day at Bendigo’s Biggest Ever Blokes Lunch Brad, who has been involved since the event’s inception in 2009 and now serves as the unofficial Chairperson, helped lead a day that raised approximately $220,000, with an after cost profit of $150,000. These funds will support a permanent Prostate Cancer Nurse in Bendigo for the next three years, which is a truly incredible outcome
A big thank you to Catherine Beecroft, Kathryn Hinton, Gretel Hitchcock, Nicole Roda and Casey Johannesen who all worked tirelessly on the day assisting with auctions, raffles and keeping guests refreshed
We also proudly supported several other community fundraisers this Spring, including, Newbridge Football Netball Club auction, the Marong Football Netball Club auction and the Walk for Prems fundraiser, organised by Baby Bunting Bendigo Each of these events was a great success
As we head into the warmer months, our support continues across local sporting clubs, with sponsorship extending to Eaglehawk Cricket Club, Bendigo Triathlon Club and Ironbark Tennis Club
Business Updates
From a business perspective, we have some very exciting news PH Property is moving to a larger premises early in the New Year
We have officially outgrown our current space at 29 Mundy Street and will soon be relocating to a brand new office at the brand new Prime Business Park on Rohs Road Our new location will offer more parking, more office space and plenty of room for future growth
Summer Season Department
A Strong Year Setting Up An Even Stronger Summer
2025 has been a solid year across our entire office, and as we move toward the summer selling season, several clear trends are emerging The past six months have delivered genuine improvement in buyer confidence, increased inspection activity and a welcome lift in weather conditions Combined with the recent softening of interest rates from the RBA, the local market is showing renewed energy at exactly the right time of year
Investor Activity Driving Momentum
One of the biggest drivers right now is the surge in investment interest, particularly from interstate buyers. Bendigo continues to attract value seekers from Melbourne, Sydney and Queensland, and this year we have seen a large number of enquiries from professional buyers agents and private investors
This increase has strengthened the lower to mid price brackets where investors commonly operate It has also pushed owner occupiers to act faster, recognising that well presented and well located homes are now receiving strong attention in the early stages of their campaigns Several properties have sold before launching publicly, reflecting a market that is active and willing.
The Power of Off Market and Local Strategy
This shift in buyer behaviour reinforces the value of thoughtful sales strategy, including off market opportunities Rather than using an off market approach broadly, PH Property has always applied it strategically to benefit clients who want privacy, reduced advertising costs or a controlled campaign
With a deep pool of qualified and engaged buyers already connected to our office, keeping things local has never been more effective. Many of this season’s successful transactions have come from relationships already established within our network These include Bendigo families upgrading, long term investors expanding their holdings and returning residents who understand the strengths of our region
A Rental Market That Remains Exceptionally Tight
The Bendigo rental market continues to operate at some of the lowest vacancy levels in regional Victoria. Demand remains high due to ongoing population growth, limited new housing supply and the return of investor confidence
Properties that offer modern features, meet current standards and present well are leasing quickly and often above expectation Tenants are prioritising energy efficient heating and cooling, updated amenities and convenient locations close to transport and employment hubs The strength of the rental market has also supported broader confidence, with investors reassured by consistent returns and competitive tenant demand.
Economic Conditions Supporting Confidence
As we look toward summer, broader economic conditions are working in the market’s favour The RBA’s interest rate reductions throughout 2025 have begun easing borrowing pressure, encouraging buyers who had stepped back during the higher rate period to reenter Stability in early 2026 is expected to support further confidence, giving both buyers and sellers clearer footing
Sellers who postponed listing in previous seasons are now showing renewed motivation, supported by shorter days on market and heightened buyer engagement across Bendigo
A Season Defined by Momentum and Strategy
The Bendigo market enters summer with strong foundations and growing energy Steady population growth, robust rental conditions and sustained investor activity continue to fuel positive outcomes across the region The key theme for both buyers and sellers is strategy. Knowing when to launch publicly, when to approach an off market campaign and how to leverage local knowledge will be essential to maximising results
With favourable conditions ahead, Bendigo is well positioned for a confident, active and productive summer season
Why Bendigo is Quietly Outperforming
How Bendigo Stacks Up Regionally
As Melbourne residents continue to look beyond the city for value, space and lifestyle, regional Victoria has firmly established itself as one of Australia’s most attractive migration destinations For years Geelong and Ballarat have dominated the conversation, yet Bendigo is emerging as one of the strongest performers in 2024 and 2025 Its rising demand, tightening rental conditions and sustained migration momentum have positioned it as a standout regional city for buyers and investors Understanding how Bendigo compares to its two major competitors reveals why its appeal is accelerating at a faster pace.
Population Growth and Migration
Bendigo’s population now sits at approximately 125,800 residents, putting it almost level with Ballarat’s 121,000 Although Geelong remains far larger at close to 290,000 people, Bendigo is distinguishing itself not through size but through migration velocity. Recent Regional Movers Index data shows Bendigo recording some of the highest capital-city inflow growth rates in the state, with certain quarters reaching more than 60 per cent growth in Melbourne-toBendigo migration
This rapid shift reflects a growing preference for a city that offers strong employment, quality amenities and an affordable lifestyle without sacrificing connectivity to Melbourne Geelong continues to attract the highest number of movers, but a significant portion of its growth has already been priced into the market, while Ballarat maintains steady long-term growth but lacks Bendigo’s current momentum For investors, this migration trend has direct consequences, as it increases demand for housing, strengthens rental markets and supports future capital gains
Housing Supply and Development Capacity
Housing supply and development capacity further explain Bendigo’s strengthening position. With around 53,000 dwellings, the city’s housing stock is modest relative to both its population and projected growth Ballarat sits close behind with roughly 50,000 homes, while Geelong, with more than 120,000 dwellings, benefits from scale and a larger pipeline of medium-density construction
Bendigo, however, is experiencing tightening supply across its established suburbs, where land availability is increasingly limited and infill opportunities are becoming more competitive. The city remains predominantly composed of detached housing, and only a small volume of new townhouse or apartment stock enters the market each year As population growth continues to exceed construction activity, Bendigo is developing signs of scarcity, contributing to stronger price resilience, faster rental absorption and long-term value uplift
Affordability and Buyer Appeal
Affordability is another major factor attracting both investors and lifestyle buyers Bendigo’s median house price sits around $600,000, positioning it as one of the best value propositions among Victoria’s major regional centres Ballarat is marginally lower at approximately $560,000, while Geelong sits closer to $780,000 and Melbourne exceeds $950,000
This creates an appealing gap for buyers relocating from Melbourne, many of whom are selling properties above $1 million and seeking larger homes, bigger blocks and a better lifestyle at a much more attainable price point Bendigo’s relative affordability continues to drive strong demand and supports ongoing price stability
Rental Market Strength
The rental market further sets Bendigo apart Vacancy rates hover around 0 68 per cent and often fall below one per cent in many suburbs. Geelong’s vacancy rate sits close to 0.88 per cent, while Ballarat’s is higher at approximately 1.4 percent.
With far fewer than one per cent of rentals available at any time, Bendigo’s rental conditions are exceptionally tight Properties lease quickly, tenant competition remains strong and rental increases flow through more consistently than in markets with more balanced supply
Why Bendigo Leads in 2025
When comparing the three major regional cities, Bendigo currently offers the strongest combination of affordability, supply constraints and migration-driven demand. Geelong benefits from size and infrastructure scale, and Ballarat maintains steady long-term growth, but Bendigo represents the most compelling blend of opportunity and timing It remains early enough in its growth cycle for investors to buy at accessible prices while already showing the hallmarks of a maturing, highdemand regional centre
Tim Rooke Sales Manager
64 Russell Street
Quarry Hill
Classic Charm and Modern Perfection in Quarry Hill
Perfectly positioned in sought-after Quarry Hill, this stunningly renovated home blends timeless charm with modern sophistication Fully transformed inside and out, it features a brand-new kitchen and bathrooms, Daikin ducted heating and cooling, polished heritage floorboards, fresh landscaping, and quality finishes throughout Move-in ready, every detail has been completed to perfection Enjoy effortless living just minutes from Bendigo’s CBD.
Behind the new front fence and gates, you’ll discover a home that’s been completely rejuvenated from the ground up. Recent works include re-stumping, replastering (including the verandah ceiling) and re-wiring, with power moved underground for a neat finish A brandnew Daikin ducted reverse-cycle heating and cooling system ensures year-round comfort, complemented by new insulation to all ceilings and walls for energy efficiency
Step inside and immediately feel the quality. The home has been professionally painted inside and out, while the beautiful heritage floorboards have been sanded, polished and caulked in Night Sky colour which is stunning
Every detail has been carefully considered – from new internal doors, skirting and architraves to the electronic front entry lock that adds a modern touch to a timeless façade
The brand-new kitchen, bathroom, ensuite and laundry are all showpieces of style and practicality The kitchen features extensive stone benchtops, Fisher & Paykel appliances (oven, hotplates, microwave, rangehood and dishwasher), plenty of storage and accessibility to the meals and second living space The adjacent meals boasts custom banquette seating in the dining area – a beautiful spot to gather with family or friends
There are two living spaces The first being a spacious stunning lounge room with period features including polished floorboards, an open fireplace with mantel and sash window The second is flanking the kitchen bench at the rear of the home, it is a cosy nook with room for a large living suite and there’s access to the rear yard
Externally, the home is equally impressive
The painted roof, new front fencing, fresh landscaping, and garden shed make for an easy-care, move-in-ready yard. All new window glass ensures a bright interior, while existing solar panels add energy efficiency to the long list of upgrades
The yard is fully enclosed, there’s a double carport, plus parking for extra vehicles and a lovely private rear yard with space for entertaining and an outdoor setting
Every improvement has been carried out to the highest standard, creating a home that feels brand new yet retains the warmth and charm of its heritage This is a property that delivers on every level – location, lifestyle and luxury
Ideally situated just minutes from Bendigo’s CBD, schools, cafes, and parklands, 64 Russell Street in Quarry Hill offers the very best of central living in a quiet, tree-lined pocket of town
Listing Agent
Brad Hinton
104 Short Street Bendigo
A Contemporary Masterstroke Sold in Bendigo
Successfully sold this spring, this remarkable 1860s cottage on the edge of Bendigo’s Art Precinct and CBD attracted strong interest from buyers seeking character, location and contemporary design
A standout within the streetscape, the property blends heritage charm with a striking modern extension The original circa-1860 cottage has been carefully preserved, showcasing period features that reflect Bendigo’s early architectural history Behind it, an architecturally designed two-storey extension offers a bold, contemporary living experience while remaining sympathetic to the home’s heritage roots This rare balance of old and new resonated with spring buyers, generating strong enquiry and an outstanding sales result Its mix of historic appeal, inner-city convenience and innovative design makes it one of the season’s most memorable sales Click To View
Victoria’s New Rental Reforms
Significant changes to Victoria’s rental laws came into effect on 25 November 2025, bringing more clarity, consistency and stability to the rental market. While many reforms strengthen protections for renters, they also provide important benefits to rental providers by creating clearer expectations, reducing disputes and supporting safer, better managed properties
The new rules aim to give both sides greater certainty about their rights and responsibilities, reducing confusion and making it easier to manage rental agreements with confidence
Ban on Rental Bidding
One of the most notable reforms is the ban on rental bidding From 25 November 2025, rental providers and agents will no longer be able to accept offers from renters to pay more than the advertised rent or to pay more than one month’s rent in advance While this limits a practice that sometimes helped secure higher income, it also removes the pressure and unfair expectations placed on rental providers to manage competing offers Instead, properties will be advertised at a clear and fair price, reducing administrative burden and helping providers present their property transparently in a competitive market
Minimum Standards and Advertising Rules
Another significant change benefits rental providers by creating stronger alignment between advertising and minimum property standards Under the new rules, a property must meet minimum standards before it is advertised, and failing to do so will be an offence
Although this may require earlier planning, it helps rental providers avoid costly last minute upgrades and rushed repairs before a tenant moves in. It also reduces the likelihood of disputes about the condition of a property, fostering smoother tenancies and stronger relationships with renters
From 1 December 2025, a new safety requirement will also apply Internal window covering cords must be secured to prevent hazardous loops
Mandatory Safety Checks
Safety compliance is further supported through mandatory annual smoke alarm checks for all rental properties, regardless of when the rental agreement began
This clear and standardised expectation helps rental providers manage risk, reduce liability and ensure they meet essential safety obligations with confidence
Mandatory Safety Checks
A major shift is the ban on no fault evictions. Rental providers will no longer be able to issue a notice to vacate without a valid reason
However, the rules still recognise many legitimate grounds for ending a tenancy, such as selling the property, undertaking renovations or addressing breaches like non payment of rent
When a fixed term agreement ends, it will convert to a month to month lease unless both parties agree otherwise This gives rental providers ongoing rental income and continuity without needing to renegotiate immediately while still preserving the right to end the agreement for valid reasons
Notice Period Changes
To support better planning, notice periods for rent increases and certain notices to vacate will increase to 90 days
This gives renters more time to adjust and also gives rental providers a longer and more predictable timeline for managing changes and addressing potential issues
Privacy and Data Protection Reforms
Privacy reforms will also help build trust and reduce risk for rental providers From November, providers and agents must protect renters’ personal information, following new rules around the destruction and de identification of application data
These requirements are designed to prevent misuse and reduce the legal risks associated with data handling Disclosing a renter’s information without consent will now be an offence
Summary
Overall, these reforms aim to create a rental system that is clearer, safer and more predictable for everyone Rental providers gain greater structure, reduced ambiguity and improved processes, while renters receive increased security and safety through consistent standards
As always, our professional Property Management Team will guide our clients through these changes.
Catherine Beecroft Director & Rental Team Manager
Property Management
Rental Market Update
The Bendigo rental market remained exceptionally tight throughout the second half of 2025, continuing a trend of low vacancy rates, rising rents, and increasing pressure on local households While Bendigo has long been one of regional Victoria’s most sought after rental locations, the second half of 2025 underscored just how stretched the market has become, with demand significantly outstripping supply across most dwelling types
Vacancy Rates and Market Tightness
As at mid 2025, Bendigo’s vacancy rate sat at just 0.9 percent, far below the Real Estate Institute of Australia’s 3 percent benchmark for a balanced market Such a low vacancy rate indicates a persistent shortage of available rental properties, and with no significant surge in new listings during the July to December period, conditions remained firmly in favour of landlords Compared with Melbourne’s metropolitan vacancy rate of around 1 8 percent, Bendigo continues to experience far greater rental scarcity, reflecting strong population growth into regional hubs and limited immediate supply expansion
Rental Growth and Weekly Rent Trends
Rents continued their upward momentum through 2025 Median house rents across Bendigo reached approximately $500 per week by mid year, representing annual growth of about 4.6 percent. Smaller family homes saw particularly strong rent increases, with two bedroom houses rising by around 7 7 percent over the year, and three bedroom homes growing by around 6 7 percent Even larger homes, traditionally more stable in price, experienced modest but steady increases The strength of these rises reflects intense competition for well located, family friendly properties, an ongoing hallmark of Bendigo’s rental profile
Investment Performance and Rental Yields
From an investor perspective, yields remained solid, with house rental yields averaging around 3 7 percent This figure sits above both Melbourne’s metropolitan average and the broader Bendigo, illustrating the continued investment appeal of the city’s property market Low vacancy rates also meant minimal downtime between tenancies, contributing to reliable rental income streams for landlords However, the attractiveness of the market has increased competition among investors, which has placed upward pressure on purchase prices and contributed to a tighter overall housing environment
Affordability Pressures on Renters
For renters, affordability has become an escalating concern Regional Victoria as a whole reached new lows in rental affordability during late 2025, with households spending close to 28 percent of their income on rent Bendigo, as one of the region’s fastest growing centres, sits squarely within this trend While some local reports have hinted that the worst of the rental crisis may be easing, the data for 2025 suggests that meaningful relief has yet to emerge
Outlook for 2026
Looking toward 2026, the Bendigo rental market is expected to remain tight Without significant new supply or shifts in regional migration patterns, upward pressure on rents is likely to continue, maintaining challenging conditions for tenants but offering stable returns for investors
Eaglehawk
Eaglehawk continues to establish itself as one of Greater Bendigo’s strongest rental performers, offering investors an appealing combination of affordability, rising tenant demand, and robust rental yields As Bendigo’s broader rental market remains tight, Eaglehawk has demonstrated above-average rental growth, consistent population expansion, and increasingly competitive market conditions, positioning it as a standout suburb for income-focused and long-term investors alike.
Current Rental Conditions
Recent data from realestate.com.au places the median weekly rent for houses in Eaglehawk at approximately $490, based on around 78 rental listings over the past year Unit rents sit lower at roughly $398 to $400 per week Over the past 12 months, house rents have climbed by close to 7 percent, reinforcing a steady upward trend Demand indicators also remain strong, with one snapshot recording a 29 percent increase in inquiry levels for houses, suggesting heightened tenant competition and reduced vacancy periods
Investment Performance and Yields
From an investment perspective, Eaglehawk offers strong value relative to market entry price Gross rental yields for houses sit around 5 01 percent, supported by the weekly median rent of approximately $490. Units, while showing historically softer capital growth, present even higher income efficiency, delivering yields around 6 18 percent with a median rent near $400 per week
Investors are also drawn to Eaglehawk’s affordability compared to Bendigo’s inner and premium suburbs Lower acquisition costs combined with above-average rental performance create an attractive yield-to-value ratio, strengthening long-term appeal With stable tenant demand, improving amenities and ongoing revitalisation around the town centre, Eaglehawk continues to position itself as one of Greater Bendigo’s strongest value plays for both cash-flow and balancedgrowth strategies.
Market Fundamentals and Growth Indicators
Eaglehawk’s broader housing metrics further enhance its investment appeal The suburb’s population is estimated at around 5,692 residents, with approximately 26 33 percent of households renting an unusually high proportion for a regional suburb and a strong base for ongoing rental demand Housing affordability remains favourable, with median house prices positioned around $500,000, creating accessible entry points for investors seeking both yield and capital growth potential
Market supply is tightening, with stock on market reportedly falling by more than 30 percent over the past year This reduction in available listings, combined with strong buyer and tenant competition, supports quicker sales and faster leasing Recent sales activity shows approximately 125 houses and 20 units sold over the past 12 months, with houses averaging about 23 days on market an indicator of solid demand and efficient turnover
Capital growth performance has been equally notable, with houses recording an annual growth rate of roughly 10 5 percent and units reaching approximately 17 percent in some datasets This balance of yield strength and capital appreciation positions Eaglehawk as one of Bendigo’s most compelling investment locations heading into 2026
Gretel Hitchcock Investor Relationship Manager
“Excellent service and attention to detail Seamless transition and a quick result with little fuss Super team effort across the board we dealt with many team members playing roles in the sale of our property Amazing how quick Brad and the group sold our property and we were extremely pleased with the price they achieved Would recommend them anytime Thanks PH Property!” Phil
15 Toomey Street
Brand New Luxury Living in Huntly
Welcome to 15 Toomey Street, a stunning, brand-new home that has recently been leased to tenants seeking modern design, quality finishes and low-maintenance living. Built to an exceptional standard, this residence presents beautifully and offers the ideal blend of comfort, practicality and contemporary style
Inside, the home features a light-filled openplan living and dining area, anchored by a sleek kitchen appointed with stone benchtops, stainless steel appliances and excellent storage The layout flows seamlessly to the outdoor area, creating an inviting space for everyday living and relaxed entertaining
The property includes four generously sized bedrooms, with the master suite offering a walk-in robe and private ensuite. The remaining bedrooms are fitted with built-in robes and are serviced by a luxurious main bathroom showcasing a freestanding bath and floor-to-ceiling tiles
Positioned in a quiet pocket of Huntly and close to schools, shops and parklands, 15 Toomey Street provides the perfect balance of convenience and contemporary appeal and now stands as a beautifully finished home secured by quality tenants.
Listing Agent
Nicole Roda
Community Action
Biggest Ever Blokes Lunch 2025
A Community United for a Cause
The Bendigo community once again turned out in force for the Biggest Ever Blokes Lunch on the 14th at the All Seasons, and what a day it was With a packed room, plenty of laughs and an impressive lineup of speakers, the atmosphere was nothing short of electric The event continues to grow each year, and 2025 was no exception
A Community United for a Cause
The heart of the Biggest Ever Blokes Lunch has always been its impact, and this year was a shining example of what Bendigo can achieve together. All funds raised go directly toward prostate cancer support and awareness, helping local men and their families through vital services A major focus of the event is supporting the Prostate Cancer Specialist Nurse here in Bendigo, a role that makes a meaningful and immediate difference in our region
Bendigo once again showed its generosity on full display Countless familiar faces filled the room, all coming together to back a cause that hits close to home
Celebrating Outstanding Fundraising Efforts
Thanks to the incredible support of attendees, sponsors, bidders and donors, this year’s event raised upwards of $150,000
It is an outstanding result and a true credit to everyone involved From organisers and volunteers to those who put their hands up during the auction, every contribution helped push the fundraiser to new heights
PH Property is proud to have played our part once again Supporting events that create real local impact is something we are passionate about, and seeing the difference these funds make only strengthens that commitment
Looking Ahead
As we wrap up another successful year, the energy and momentum from the 2025 Biggest Ever Blokes Lunch are already carrying into next year’s planning With such strong community backing and ongoing local support, the future of the event looks brighter than ever
We are already looking forward to the next lunch and to continuing our support for a cause that touches so many lives in the Bendigo region.
