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, Benalla's population is estimated at around 11,335 as of Nov 2025. This reflects an increase of 513 people (4.7%) since the 2021 Census, which reported a population of 10,822 people. The change is inferred from the resident population of 10,890 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 421 validated new addresses since the Census date. This level of population equates to a density ratio of 35 persons per square kilometer. Benalla's 4.7% growth since census positions it within 0.9 percentage points of the SA3 area (5.6%), demonstrating competitive growth fundamentals. Population growth for the area 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 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the VIC State Government's Regional/LGA projections released in 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group from these aggregations are also applied across all areas for years 2032 to 2041. Considering the projected demographic shifts, over this period, projections indicate a decline in overall population, with the area's population expected to reduce by 625 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 251 people.

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

Benalla recorded approximately 87 residential properties granted approval annually, with around 437 homes approved over the past five financial years from FY-21 to FY-25. In FY-26, up until now, 54 homes have been approved. On average, about 0.6 new residents per year arrived for each new home constructed between FY-21 and FY-25, indicating that supply is keeping pace with or exceeding demand.

The average construction value of these properties was $377,000. This financial year has seen $23.4 million in commercial approvals registered, suggesting balanced commercial development activity. Compared to the rest of Victoria, Benalla's construction levels are approximately 30% higher per person over the past five years, preserving buyer options while sustaining existing property demand.

Of new developments, 93% were standalone homes and 7% townhouses or apartments, maintaining the area's low density character focused on family homes. With around 128 people per dwelling approval, Benalla exhibits characteristics of a low-density area. Given stable or declining population projections, housing demand pressures in Benalla are expected to remain reduced, benefiting potential buyers.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified eight projects likely impacting this region. Notable projects are Benalla Art Gallery Redevelopment, Benalla West - Stage One, Park Lane Estate, and Livingston Benalla. The following details projects 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's workforce comprises white and blue-collar jobs with significant representation in essential services sectors. Its unemployment rate is 7.1%, according to AreaSearch's statistical area data aggregation.

As of September 2025, 4665 residents are employed, but the unemployment rate is higher than Rest of Vic.'s by 3.3 percentage points. Workforce participation in Benalla lags at 49.6% compared to Rest of Vic.'s 57.4%. Dominant employment sectors include health care & social assistance, construction, and retail trade. Construction stands out with an employment share 1.4 times the regional level.

Conversely, agriculture, forestry & fishing is under-represented at 4.8% compared to Rest of Vic.'s 7.5%. Some residents commute elsewhere for work based on Census working population data. Between September 2024 and September 2025, Benalla's labour force decreased by 1.6%, employment declined by 3.2%, leading to a 1.6 percentage point rise in unemployment. Statewide, Victoria added 41950 jobs between November 2024 and November 2025, growing employment by 1.13% year-on-year with an unemployment rate of 4.7%. National employment forecasts from Jobs and Skills Australia project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Benalla's employment mix suggests local employment should grow by 6.2% in five years and 13.1% in ten years, though this is a simple extrapolation for illustrative purposes only.

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 shows Benalla's median income among taxpayers is $45,789, with an average of $55,515. This is lower than the national average, with Rest of Vic.'s median being $50,954 and average at $62,728. Based on Wage Price Index growth of 8.25% since financial year 2023, estimated incomes for September 2025 would be approximately $49,567 (median) and $60,095 (average). Census 2021 income data indicates Benalla's household, family, and personal incomes fall between the 9th and 18th percentiles nationally. The dominant income bracket in Benalla is $400 - 799 with 28.4% of residents (3,219 people), differing from surrounding regions where $1,500 - 2,999 dominates with 30.3%. Despite modest housing costs allowing for 86.9% income retention, 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

Benalla's dwellings, as per the latest Census, consisted of 86.4% houses and 13.6% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro Vic.'s 89.9% houses and 10.1% 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, below Non-Metro Vic.'s average of $1,300. The median weekly rent in Benalla was $250, matching Non-Metro Vic.'s figure but significantly lower than the national average of $375. Nationally, Benalla's mortgage repayments were considerably lower at $1,253 compared to Australia's average of $1,863.

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 account for the remaining 39.1%, with lone person households at 36.0% and group households comprising 3.1%. The median household size is 2.1 people, which is smaller than the Rest of Vic. average of 2.3.

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%. Currently, 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

Benalla has 59 active public transport stops offering a mix of train and bus services. These stops are served by 15 different routes that collectively facilitate 593 weekly passenger trips. Transport accessibility is deemed good with residents typically situated 278 meters from the nearest stop.

Service frequency averages 84 trips daily across all routes, equating to roughly 10 weekly trips per individual stop.

Health performance in Benalla is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Benalla faces significant health challenges with various conditions impacting both younger and older residents. Approximately 49% (~5,537 people) have private health cover, lower than the national average of 55.7%.

The most prevalent conditions are arthritis (11.8%) and mental health issues (10.1%), while 55.7% report no medical ailments compared to 60.4% in Rest of Vic.. Residents aged 65 and over comprise 29.9% (3,389 people), higher than the 25.7% in Rest of Vic.. Health outcomes among seniors present challenges but perform better than the general population in health metrics.

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, born in Australia (89.3%), and speaking English only at home (95.4%). Christianity was the predominant religion, comprising 50.7% of Benalla's population. While Judaism was similarly present at 0.1%, this was an overrepresentation compared to the regional average of 0.1%.

The top three ancestral groups were English (32.8%), Australian (30.4%), and Irish (10.8%). Notably, Scottish ancestry was slightly overrepresented in Benalla at 9.8% compared to the regional average of 9.3%, while German and Dutch ancestries remained consistent with regional averages at 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 Rest of Vic.'s figure of 43 and above the national average of 38. The 75-84 age group comprises 10.7% of Benalla's population, compared to Rest of Vic.'s percentage. The 5-14 cohort makes up 9.6%. Post-2021 Census, the 35-44 age group grew from 9.1% to 10.9%, while the 55-64 cohort decreased from 14.8% to 13.9%. By 2041, Benalla's age profile is projected to change significantly. The 35-44 age group is expected to grow by 160 people (13%), reaching 1,396 from the current 1,235. Conversely, population declines are forecast for the 45-54 and 5-14 cohorts.