The Urban Development Program (UDP) identifies land as it is transformed from paddocks (englobo land) to lots for homes (titled lots).
Greenfield land
Residential greenfield land is former rural land on the fringe of the existing urban area that is typically developed for detached houses. The availability of englobo land acts as a stock of future residential lots.
As of June 2023, Bendigo’s greenfield land has the capacity to produce around 9,592 residential lots. These lots are at different stages of development:
- 810 proposed greenfield lots – in the process of being subdivided.
- 5,230 lots from englobo land – zoned for residential use.
- 3,552 lots from unzoned englobo land – requires strategic planning or rezoning.
In the 12 months to June 2023, 463 greenfield lots were titled across the growth areas, more than the 352 lots titled in the previous financial year.
Major residential infill
Major infill are residential sites that are parcels of land in previously developed areas, over 1 hectare and expected to yield 10 or more retail lots. There were enough potential major residential infill sites for an estimated 1,308 retail lots.
Estimated lot supply, June 2023
| Area | Unzoned | Zoned | Proposed | Total Supply |
|---|---|---|---|---|
| Ascot | 0 | 101 | 18 | 119 |
| Huntly/Bagshot | 935 | 1,184 | 447 | 2,566 |
| Jackass Flat | 0 | 169 | 90 | 259 |
| Maiden Gully | 0 | 1,936 | 0 | 1,936 |
| Marong | 1,948 | 150 | 3 | 2,101 |
| Strathfieldsaye | 669 | 1,167 | 204 | 2,040 |
| Remainder | 0 | 523 | 48 | 571 |
| Greenfield Total | 3,552 | 5,230 | 810 | 9,592 |
| Major infill | 0 | 1,187 | 121 | 1,308 |
| Total | 3,552 | 6,417 | 931 | 10,900 |
Greenfield lots with a title
A titled lot is serviced by core infrastructure such as roads, water, drainage, and electricity so a dwelling can be built. Since 2015 an average of 345 lots have been titled per year in Bendigo, with the majority in Bagshot / Huntly over recent years.
Titled greenfield lots
Size of greenfield lots
The size of greenfield lots can change estimates of future supply. The proportion of larger titled lots over 650 m2 has declined steadily since 2018 while lots between 300 and 649 m2 have increased. The decrease in titled lot size informs the UDP’s estimate of the number of residential lots, which can be produced from future greenfield land. This indicates that growth areas may have increased capacity to accommodate residential development than previous estimates.
Percentage of titled greenfield lots by size
Years of greenfield residential supply remaining
Years of greenfield supply remaining is a calculation of the total estimated stock of lots divided by the average number of lots being titled per year. 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 2015 and June 2023) and a shorter-term time period (between January 2021 and June 2023).
| Lots titled per year | Zoned lot supply | Zoned years of supply | Zoned and unzoned lot supply | Zoned and unzoned years of supply | |
|---|---|---|---|---|---|
| Short term | 431 | 6,040 | 14 | 9,592 | 17 |
| Long term | 345 | 6,040 | 17 | 9,592 | 27 |
Major infill is not included in the calculation of greenfield years of supply.
This estimate is a guide to future consumption of residential land. Future estimates will change as land is consumed, but also as the expectations for density and or built form in the greenfield areas evolves over time.
Page last updated: 24/06/24