Benalla

Benalla is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

Based on analysis of ABS population updates for the broader area and new addresses validated by AreaSearch, as of May 2026, the estimated population of Benalla is around 10,864. This reflects an increase of 42 people since the 2021 Census, which reported a population of 10,822. The change was inferred from the resident population of 10,862, estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2025 and an additional 457 validated new addresses since the Census date. This level of population equates to a density ratio of 34 persons per square kilometer. Benalla's 0.4% growth since census positions it within 0.7 percentage points of the SA3 area (1.1%), demonstrating competitive growth fundamentals. Population growth for the suburb was primarily driven by interstate migration, contributing approximately 83.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises the VIC State Government's Regional/LGA projections released in 2023, adjusting employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Considering these projected demographic shifts, over this period, the suburb's population is expected to reduce by 676 persons by 2041 according to this methodology. However, growth across specific age cohorts is anticipated, led by the 35 to 44 age group, which is projected to expand by 192 people.

Recent residential development output has been above average within Benalla when compared nationally

Benalla has recorded approximately 87 residential properties granted approval per year. Over the past five financial years, from FY21 to FY25, around 437 homes were approved, with an additional 100 approved in FY26 so far. On average, 0.6 new residents have arrived per new home over these five years, indicating that new supply is meeting or exceeding demand and providing ample buyer choice while allowing for population growth beyond current forecasts.

The average construction value of new properties is $377,000, which is moderately above regional levels, suggesting an emphasis on quality construction. In FY26, $23.4 million in commercial approvals have been registered, indicating balanced commercial development activity in Benalla. Compared to the rest of Victoria, Benalla records elevated construction activity, with 30.0% more per person over the five-year period ending FY25.

This preserves reasonable buyer options while sustaining existing property demand. New development in Benalla consists primarily of standalone homes (93.0%) and a smaller proportion of townhouses or apartments (7.0%), maintaining the area's traditional low-density character with a focus on family homes appealing to those seeking space. With around 128 people per dwelling approval, Benalla exhibits characteristics of a low-density area. Population projections for Benalla indicate stability or decline, which should result in reduced housing demand pressures and benefit potential buyers.

Benalla has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified eight projects likely affecting the region. Notable ones are Benalla Art Gallery Redevelopment, Benalla West - Stage One, Park Lane Estate, and Livingston Benalla. Below details those expected to have the most relevance.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

Employment conditions in Benalla face significant challenges, ranking among the bottom 10% of areas assessed nationally

Benalla has a balanced workforce consisting of both white and blue collar jobs, with essential services well represented. The unemployment rate in Benalla was 7.4% as per AreaSearch's aggregation of statistical area data. As of December 2025, there were 4,638 employed residents, with an unemployment rate of 3.7%, which is 3.7% higher than Regional Vic.'s rate.

The workforce participation rate in Benalla was 53.5%, significantly lower than Regional Vic.'s 61.0%. According to Census responses, only 12.0% of residents worked from home. Dominant employment sectors include health care & social assistance, construction, and retail trade. Construction is particularly strong, with an employment share 1.4 times the regional level.

However, agriculture, forestry & fishing is under-represented at 4.8%, compared to Regional Vic.'s 7.5%. Many residents commute elsewhere for work based on Census data. Between December 2024 and December 2025, Benalla's labour force decreased by 3.5% and employment declined by 5.6%, causing unemployment to rise by 2.1 percentage points. In contrast, Regional Vic.'s employment fell by 0.6%, labour force contracted by 0.7%, and unemployment fell by 0.1%. Jobs and Skills Australia's national employment forecasts from May-25 suggest that Benalla's employment should increase by 6.2% over five years and 13.1% over ten years, based on industry-specific projections applied to Benalla's employment mix.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

AreaSearch's latest postcode level ATO data for financial year 2023 indicates Benalla's median income among taxpayers is $45,789. The average income in the suburb is $55,515. Nationally, these figures are lower than average. In comparison, Regional Vic.'s median income is $50,954 and average is $62,728. Based on Wage Price Index growth of 9.62% since financial year 2023, estimated incomes for March 2026 would be approximately $50,194 (median) and $60,856 (average). Census 2021 data shows Benalla's household, family, and personal incomes fall between the 9th and 18th percentiles nationally. Income brackets indicate that 28.4% of residents earn between $400 - $799, differing from surrounding regions where the $1,500 - $2,999 bracket dominates at 30.3%. Despite modest housing costs with 86.9% income retained, total disposable income ranks at just the 13th percentile nationally.

Benalla is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

In Benalla, as per the latest Census data, 86.4% of dwellings were houses, with the remaining 13.6% being semi-detached homes, apartments, or other types. This compares to Regional Vic.'s figures of 90.1% houses and 9.9% other dwellings. Home ownership in Benalla stood at 44.5%, with mortgaged dwellings at 28.3% and rented ones at 27.2%. The median monthly mortgage repayment was $1,253, lower than Regional Vic.'s average of $1,430. The median weekly rent in Benalla was $250, compared to Regional Vic.'s $285. Nationally, Benalla's mortgage repayments were significantly lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Benalla features high concentrations of lone person households, with a lower-than-average median household size

Family households constitute 60.9% of all households, including 17.6% couples with children, 31.6% couples without children, and 11.0% single parent families. Non-family households comprise the remaining 39.1%, with lone person households at 36.0% and group households making up 3.1%. The median household size is 2.1 people, which is smaller than the Regional Vic average of 2.4.

Educational attainment in Benalla aligns closely with national averages, showing typical qualification patterns and performance metrics

The area's university qualification rate is 16.8%, significantly lower than Victoria's average of 33.4%. Bachelor degrees are the most common at 10.9%, followed by postgraduate qualifications (3.1%) and graduate diplomas (2.8%). Vocational credentials are prevalent, with 40.6% of residents aged 15+ holding them - advanced diplomas at 11.8% and certificates at 28.8%. A total of 24.6% of the population is actively engaged in formal education, including 8.7% in primary, 7.9% in secondary, and 2.1% in tertiary education.

A substantial 24.6% of the population actively pursues formal education. This includes 8.7% in primary education, 7.9% in secondary education, and 2.1% pursuing tertiary education.

Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Public transport analysis indicates 59 active transport stops operating within Benalla. These comprise a mix of train and bus services. They are serviced by 15 individual routes, collectively providing 593 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 278 metres from the nearest transport stop. As a primarily residential area, most residents commute outward. The dominant mode of transport remains the car at 92%, with 5% walking.

Vehicle ownership averages 1.4 per dwelling. According to the 2021 Census, a relatively low 12.0% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 84 trips per day across all routes, equating to approximately 10 weekly trips per individual stop.

Health performance in Benalla is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Benalla faces significant health challenges as per AreaSearch's assessment. Mortality rates and chronic condition prevalence are substantial across both younger and older age groups.

Private health cover is low at approximately 49% of the total population (~5,307 people), compared to the national average of 55.7%. The most prevalent medical conditions are arthritis (11.8%) and mental health issues (10.1%), while 55.7% report being free from medical ailments, lower than Regional Vic.'s 63.4%. Working-age residents have notably high chronic condition rates. The area has a higher proportion of seniors aged 65 and over at 30.6%, compared to Regional Vic.'s 23.9%. Health outcomes among seniors are challenging but broadly align with national rankings.

Benalla is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Benalla's cultural diversity was found to be below average, with 88.7% of its population being Australian citizens and 89.3% born in Australia. A majority, 95.4%, spoke English only at home. Christianity was the predominant religion, making up 50.7% of Benalla's population.

While Judaism comprised a similar proportion to Regional Vic., 0.1%, there were notable differences in ancestry representation: English (32.8%), Australian (30.4%), and Irish (10.8%) were the top three groups. Scottish, German, and Dutch groups showed slight overrepresentation compared to regional averages, at 9.8%, 3.7%, and 1.3% respectively.

Benalla ranks among the oldest 10% of areas nationwide

Benalla's median age is 50, which is higher than Regional Vic.'s figure of 43 and well above the national average of 38 years. The 75-84 age group constitutes 11.2% of Benalla's population, compared to Regional Vic., while the 5-14 cohort makes up 9.5%. This concentration in the 75-84 age group is significantly higher than the national average of 6.1%. According to the 2021 Census, the 35 to 44 age group has increased from 9.1% to 11.0% of Benalla's population. Conversely, the 45 to 54 cohort has decreased from 11.2% to 10.1%. By 2041, demographic modeling projects significant changes in Benalla's age profile. The 35 to 44 age group is expected to grow by 128 people (an 11% increase) from 1,195 to 1,324. Conversely, population declines are projected for the 5-14 and 75-84 cohorts.