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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
ABS ERP | -- people | --
2021 Census | -- people
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Benowa has an estimated 10,728 residents, up from 9,889 at the 2021 Census — a change of 839 people, or 8.5%. Growth has averaged 1.7% a year over five years. 216 new addresses have been validated here since Census night. Overseas migration accounts for 85.9% of that increase. That puts 1,638 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Demographic assessments by AreaSearch indicate that Benowa accommodates approximately 10,728 residents as of Aug 2026. Compared to the 9,889 individuals recorded during the 2021 Census, this represents an expansion of 839 people (8.5%). This adjustment draws upon ABS figures establishing an estimated resident population of 10,728 as of June 2025, alongside 216 validated new addresses registered following the Census. The suburb exhibits a population density of 1,637 persons per square kilometer, exceeding national averages across AreaSearch study areas. Throughout the previous decade, the locality recorded sustained expansion with a 1.8% compound annual growth rate, outperforming the Rest of Qld.
Net overseas migration served as the primary catalyst for demographic expansion, accounting for roughly 85.9% of total recent gains. Projections for each SA2 district utilise ABS/Geoscience Australia models published in 2024 (taking 2022 as their baseline year), supplemented by Queensland State Government SA2 series published in 2023 (utilising 2021 baselines) for unrepresented locations and post-2032 timeframes. Because state-level datasets omit age-specific breakdowns, AreaSearch incorporates cohort weightings derived from the ABS Greater Capital Region projections (published in 2023, referencing 2022 data). Long-range demographic trends point to population gains surpassing the median across non-metropolitan Australia, with Benowa projected to expand by 2,127 persons to 2041 relative to the newest annual ERP figures, constituting an aggregate rise of 19.8% across the 16-year horizon.
Frequently Asked Questions - Population
291 new dwellings have been approved in Benowa over the past five years, an average of 58 a year. That is 5.8 approvals per 1,000 residents. Of the 58 dwellings approved in the latest reporting year, 21% were detached houses and the rest townhouses or apartments. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential construction approvals in Benowa have tracked at approximately 58 dwellings per annum, amounting to 291 homes over the past 5 financial years. Average occupant density stood at 2.9 new residents per year per dwelling across the preceding 5 financial years (from FY-22 through FY-26), underpinning underlying asset values. Construction costs average $443,000 per new residence, sitting below regional benchmarks and providing relatively affordable purchasing opportunities. Furthermore, commercial building approvals have reached $53.3 million during this financial year, reflecting substantial commercial development activity. Compared with the Rest of Qld, building volumes in Benowa are notably constrained, tracking 77.0% below the regional per capita benchmark.
This subdued pipeline generally reinforces valuations and buyer competition for existing stock. Recent building permits consist of 21.0% detached houses and 79.0% townhouses or apartments. The emphasis on medium-to-high density housing presents accessible purchase points for first-home buyers, downsizers, and investors. This signals a pronounced shift away from the prevailing residential landscape (where freestanding houses account for 61.0%), highlighting limited greenfield land alongside rising demand for varied, cost-effective living spaces. A ratio of roughly 803 people per approval highlights a mature and established urban footprint. Demographic projections indicate that Benowa will add 2,127 residents through to 2041 according to recent quarterly estimates from AreaSearch. While current residential construction tracks in line with anticipated population intake, sustained community expansion could create elevated competition across the property sector.
Frequently Asked Questions - Development
Development applications around Benowa
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 6 current infrastructure and development projects inside Benowa, worth an estimated $4.1 billion. A further 129 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $48.9 billion. 53 are already under construction and 75 are due for completion within three years. The pipeline spans residential development, communities and communities, precincts & urban renewal. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Infrastructure investments and urban planning initiatives play an integral role in shaping community outcomes. AreaSearch has identified 16 key projects positioned to influence the area, including the Benowa Gardens Redevelopment, the Gold Coast Regional Botanic Gardens Biodiversity Centre, Pacific Motorway (M1) Upgrades, and the Pindara Private Hospital Stage 3 Expansion.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Benowa Gardens Redevelopment
Major mixed-use redevelopment of the existing Benowa Gardens Shopping Centre into a vibrant vertical village. The proposal includes three residential towers rising up to 13 storeys, delivering 441 apartments and 41 short-term accommodation units. The project features a revitalised retail and commercial podium with approximately 10,000 sqm of retail space and 3,000 sqm of office and medical suites, supported by three levels of basement parking and extensive community consultation.
Gold Coast Regional Botanic Gardens Biodiversity Centre
A proposed biodiversity centre within the Gold Coast Regional Botanic Gardens at Benowa, championed by the City of Gold Coast and the Friends of the GCRBG. The centre will take visitors on a mountains to mangroves journey through interactive botanical displays, exhibition spaces, conference and teaching areas, a cafe, merchandise shop, administration facilities, plaza spaces, additional car parking, pathways, and lighting. The project is part of a broader Strategic Direction for the Gardens that also includes lake rehabilitation and heritage dwelling restoration.No development application or construction commencement has been confirmed as of mid-2025; the project remains in planning and advocacy stages.
Pacific Motorway (M1) Upgrades
A multi-stage program to upgrade the M1 corridor between Brisbane and the Gold Coast. Major milestones reached include the completion of the Eight Mile Plains to Daisy Hill (Stage 2) upgrade in mid-2025 and the Varsity Lakes to Tugun (VL2T) widening in November 2025. Current focus has shifted to the Daisy Hill to Logan Motorway (Stage 3) upgrade, which is undergoing detailed planning and business case finalization to widen the motorway and improve public transport integration.
Pindara Private Hospital Stage 3 Expansion
The Stage 3 expansion of Pindara Private Hospital involved the southern extension of the Dr David Lindsay Wing, adding two luxurious wards with spacious private ensuited rooms and two new cutting-edge operating theatres. This increased the total licensed beds to 348, enhanced medical services, and expanded capacity for Day Infusion and Renal Dialysis Services.
Benowa Gardens Shopping Centre Redevelopment
Major mixed-use redevelopment of the existing Benowa Gardens Shopping Centre. The proposal includes three residential towers up to 13 storeys delivering 397 apartments and short-stay units above a refreshed retail and commercial podium with supermarket, medical centre, food & beverage tenancies and basement/sub-podium parking.
Coomera Connector Stage 1 South
Stage 1 South is the 4 km southern package of the Coomera Connector (M9), delivering a four-lane motorway from Smith Street Motorway to Nerang-Broadbeach Road. Works include a grade-separated interchange at Southport-Nerang Road, a new intersection at Nerang-Broadbeach Road, an approximately 300 m bridge over the Nerang River, and shared walking and cycling infrastructure. Main construction commenced in June 2025 and remains underway.
Kokomo Gold Coast
Luxury riverfront residential development comprising 66 apartments across two six-level buildings with 75 metres of Nerang River frontage. Features include an infinity pool, resident jetty, landscaped recreation areas and premium finishes. Construction is in its final stages with apartments now being marketed as ready for occupation during 2026.
Sunlight Lifestyle Precinct
A joint venture between the Gold Coast Turf Club and Aquis Australia, delivered with development partner Landsec, the Sunlight Lifestyle Precinct transforms approximately 2 hectares of land adjacent to the Bundall racecourse into a world-class mixed-use destination. Approved by Gold Coast City Council in August 2024 and cleared of all appeals by mid-2025, the $1 billion development - designed by Woods Bagot - encompasses 583 residential apartments across three high-rise towers (up to 19 storeys), 63 short-stay serviced apartments, four signature rooftop infinity-edge pools, 6,740 square metres of retail and dining space, and wellness and entertainment precincts.The project will generate over 1,000 construction jobs and 228 ongoing roles, and is expected to be fully delivered by 2030.
5,656 residents of Benowa are employed, from a labour force of 5,781. Unemployment sits at 2.2%, with participation at 64.3%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.0% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Benowa features a qualified workforce across various industries, maintaining an unemployment rate of 2.2% alongside 3.2% estimated jobs growth across the preceding twelve months. As of March 2026, employed residents total 5,656, with joblessness tracking 1.8% below the 3.9% recorded across Regional Qld and labor force participation matching the regional rate of 64.2%. Census figures show that 19.4% of working residents operated from home, though pandemic-era movement constraints may influence these figures. Primary employment sectors for residents encompass health care & social assistance, retail trade, and accommodation & food. Professional & technical industries show elevated representation locally, tracking at 1.9 times regional averages.
Conversely, agriculture, forestry & fishing accounts for only 0.3% of the resident workforce, trailing the Regional Qld figure of 4.5%. Comparing Census counts of local positions against resident worker numbers suggests that substantial numbers of workers travel outside the suburb for employment. According to SALM and ABS figures compiled by AreaSearch, the year to March 2026 recorded a 3.2% rise in employment and a 3.3% expansion in the labour pool, with unemployment remaining virtually unchanged. By comparison, Regional Qld saw employment rise 0.1%, labour force grow 0.3%, and the unemployment rate tick upward by 0.1 percentage points. National projections released by Jobs and Skills Australia in Mar-26 outline sector-specific demand trajectories over five and ten-year horizons. Across Australia, workforce numbers are projected to grow 6.6% across five years and 13.7% across ten years. Applying these industry growth rates to Benowa's local employment distribution yields estimated local job increases of 7.0% across five years and 14.2% across ten years (representing an unadjusted weighted model for illustrative use, excluding local population adjustments).
Frequently Asked Questions - Employment
Median household income in Benowa is $1,918 a week (about $100,000 a year), with median personal income at $776 a week. ATO records put median taxable income at $46,017 a year against an average of $72,952. The average runs 59% above the median, a wider spread than most areas and a sign of a concentrated group of high earners. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO taxation statistics for financial year 2023 published by AreaSearch show that taxpayers in the Benowa SA2 generate a median income of $46,017 and an average income of $72,952, outpacing wider national standards as well as Regional Qld ($53,146 median, $66,593 average). Factoring in 11.36% Wage Price Index expansion since financial year 2023, updated estimates reach roughly $51,245 (median) and $81,239 (average) as of March 2026. In the 2021 Census, household weekly earnings placed in the 60th percentile ($1,918 weekly), whereas individual earnings sat in the 44th percentile. A notable 29.4% of residents (3,154 individuals) fall within the $1,500 - 2,999 weekly bracket, closely aligning with the 31.7% observed across the wider region.
Accommodation costs absorb 16.4% of earnings, yet healthy wage levels sustain disposable income at the 60th percentile, placing the district within the 7th decile for SEIFA income.
Frequently Asked Questions - Income
Benowa had 3,432 occupied dwellings at the 2021 Census, 61% detached houses and 10% apartments. 37% are owned with a mortgage, 22% rented and 41% owned outright. At that Census the median rent was $580 a week and the median mortgage repayment $2,167 a month. Rent absorbs 30.2% of household income here and mortgage repayments 26.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the latest Census, the housing stock in Benowa consisted of 61.2% houses alongside 38.7% other dwellings including apartments and semi-detached units, compared to 76.4% houses and 23.6% other dwellings throughout Regional Qld. Fully owned homes comprised 40.8% of properties, exceeding regional averages, while mortgaged residences stood at 37.1% and rental housing accounted for 22.1%. Typical monthly mortgage payments reached $2,167, well above the Regional Qld benchmark of $1,655 and the national median of $1,863. Median weekly rents stood at $580, substantially higher than the $345 recorded across Regional Qld and the national figure of $375.
Frequently Asked Questions - Housing
Benowa counted 3,432 households at the 2021 Census, an estimated 3,723 today, averaging 2.7 people each. 37% are couples with children, against 29% couples without children. 19% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute the primary living arrangement in Benowa, representing 78.5% of households (37.4% couples with children, 28.9% couples without children, and 11.4% single parent families). Non-family arrangements account for the remaining 21.5%, comprising single-person households at 18.5% and share houses at 3.1%. Average household occupancy sits at 2.7 people, outpacing the Regional Qld median of 2.5.
Frequently Asked Questions - Households
33.9% of adults in Benowa hold a university qualification, including 22.9% with a bachelor degree and 8.2% with postgraduate qualifications, higher than 81% of areas nationally. A further 18.6% hold a vocational qualification. 3 schools serve the area, with 3,357 enrolment places and an average ICSEA of 1,075 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Tertiary qualification levels in Benowa outpace broader regional baselines, with 33.9% of residents aged 15+ holding university degrees, compared to 20.6% in Rest of Qld and 25.4% across the wider SA4 region. Bachelor degree holders account for 22.9% of the adult cohort, while postgraduate qualifications represent 8.2% and graduate diplomas comprise 2.8%. Vocational education also maintains a strong presence, as 32.3% of residents aged 15+ hold technical credentials, comprising advanced diplomas (13.7%) and certificates (18.6%). Formal study engagement is substantial, with 32.1% of the community undertaking education. This cohort comprises 10.8% in secondary schooling, 10.6% in primary education, and 5.6% attending tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Getting around Benowa means driving: households keep an average of 1.6 vehicles, and no scheduled public transport appears in the current timetable feeds. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Frequently Asked Questions - Transport
Transport Stops Detail
74.5% of residents in Benowa report no long-term health condition, a healthier profile than 87% of areas nationally. 4.1% need daily assistance with core activities, and 55.4% hold private health cover. The standardised death rate runs at 4.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Assessment of mortality and morbidity figures by AreaSearch reveals favourable health profiles in Benowa, characterized by minimal chronic disease prevalence across age brackets. Private health insurance coverage is extensive, encompassing approximately 55% of residents (~5,943 people), higher than the 52.5% recorded across Regional Qld. Arthritis and asthma constitute the most prevalent diagnosed conditions locally, affecting 7.4 and 5.9% of the population respectively. Overall, 74.5% of residents report no chronic health ailments, surpassing the 67.6% seen in Regional Qld. Seniors aged 65 and over make up 22.7% of the locality (2,437 people), higher than the 20.3% regional level, with senior health indicators aligning well with broader national standards.
Frequently Asked Questions - Health
38.8% of Benowa residents were born overseas and 26.1% speak a language other than English at home, more culturally diverse than 77% of areas nationally. The largest reported ancestries are English (27.2%) and Australian (18.9%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Benowa demonstrates noticeable multicultural diversity, with 38.8% of the community born abroad and 26.1% using a non-English language at home. Christianity represents the dominant religious affiliation, claimed by 51.8% of residents. Judaism displays notable overrepresentation locally, comprising 0.5% of the population compared to 0.1% across Regional Qld. English ancestry represents the leading parental background in Benowa at 27.2%, followed by Australian ancestry at 18.9% (below the regional benchmark of 26.5%) and Other ancestries at 11.3%. Specific cultural communities show distinctive local concentrations, including Korean residents at 2.0% (compared to 0.2% regionally), New Zealand ancestry at 1.4% (versus 0.9%), and Russian heritage at 0.7% (versus 0.2%).
Frequently Asked Questions - Diversity
The median resident of Benowa is 44. 21.5% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
Age distributions in Benowa closely mirror regional trends, with the largest divergence from Regional Qld sitting at 5.8 percentage points. The median age remains steady at an estimated 44, matching 2021 Census records while sitting 3 years above the Regional Qld median of 41 and above the national figure of 38 from that Census. The retiree and senior demographic (65+) has seen the clearest shift, growing from 21.1% to an estimated 22.7% of the population. Looking ahead to 2041, seniors are projected to drive the bulk of local expansion, adding 972 residents (40%) to total 3,409.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Benowa
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | May 2026 5 months ago all 6 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 216 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (9,889 at the 2021 Census → 10,728 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (309101267). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.