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Property Report
Comprehensive multi-dimensional analysis
21 Bendigo Avenue
Bentleigh, VIC 3204
3 bed 2 bath 2 carhouse
Last updated: 5 June 2026•10/10 sections loaded
Expires: 03/09/2026
Flood Risk
Low flood risk
None
Low
Medium
High
Flood zone
Land Subject to Inundation Overlay (LSIO) – localised areas
Bentleigh is a south-eastern Melbourne suburb with generally low to moderate flood risk. While not located in a major river floodplain, localised LSIO overlays apply to low-lying areas, particularly near drainage lines and stormwater channels. Most properties outside the overlay experience minimal flooding risk, though stormwater management remains a standard planning consideration across the suburb.
Planning controls
- Land Subject to Inundation Overlay (LSIO) applies to flood-prone areas; development must demonstrate flood-resilient design
- Stormwater management and on-site detention requirements under VIC building standards
- Potential referral to Melbourne Water for developments affecting drainage or waterways
- Floor levels and finished ground levels may be restricted in overlay-affected properties
Source: StMate AI — VIC flood overlays05/06/2026
Disclaimer: This report combines data from Australian Government open data portals (CC-BY 4.0) and StMate AI. For non-NSW properties some sections (zoning, flood, bushfire, development, heritage) are AI-generated based on publicly known suburb characteristics — always verify with the relevant council or authority before making decisions. This report does not constitute legal, financial, or planning advice.