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 AreaSearch's analysis, Benalla's population is around 11,402 as of Feb 2026. This reflects an increase of 580 people (5.4%) since the 2021 Census, which reported a population of 10,822 people. The change is inferred from the estimated resident population of 10,890 from the ABS as of June 2024 and an additional 449 validated new addresses since the Census date. This population level equates to a density ratio of 36 persons per square kilometer, providing ample space per person. Benalla's 5.4% growth since the census positions it within 0.5 percentage points of the SA3 area (5.9%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by interstate migration, which contributed approximately 82.7% 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 utilizing 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. Anticipating future population dynamics, projections indicate a decline in overall population, with the area's population expected to contract 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 250 people. See the age section for more details.

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

Benalla has seen around 87 new homes approved annually, totalling 437 homes over the past 5 financial years. So far in FY-26, 62 approvals have been recorded. Given an average of only 0.6 new residents per year per dwelling constructed over the past 5 financial years (between FY-21 and FY-25), supply is meeting or surpassing demand, providing greater buyer choice and supporting potential for population growth above projections, while new properties are constructed at an average value of $282,000. Additionally, $23.4 million in commercial approvals have been registered this financial year, demonstrating moderate levels of commercial development.

Compared to the rest of Victoria, Benalla records somewhat elevated construction (30.0% above regional average per person over the 5 year period), maintaining good buyer choice while supporting existing property values. New building activity shows 93.0% standalone homes and 7.0% medium and high-density housing, maintaining the area's traditional low density character with a focus on family homes appealing to those seeking space. With around 137 people per dwelling approval, Benalla shows characteristics of a low density area.

With population projections showing stability or decline, Benalla should see reduced housing demand pressures, benefiting potential buyers.

Benalla has emerging levels of nearby infrastructure activity, ranking in the 37thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total 8 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include the Benalla Art Gallery Redevelopment, Benalla West - Stage One, Park Lane Estate, and Livingston Benalla, with the list below detailing those likely to be of 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 spanning white and blue collar employment, with essential services sectors well represented, and an unemployment rate of 7.4%. As of December 2025, 4,638 residents are in work, while the unemployment rate is 3.7% above Regional Vic.'s rate of 3.7%, showing room for improvement, and workforce participation lags significantly (53.6% compared to Regional Vic.'s 61.5%). Based on Census responses, a low 12.0% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The key industries of employment among residents are health care & social assistance, construction, and retail trade. The area demonstrates a particularly notable concentration in construction, with employment levels at 1.4 times the regional average. In contrast, agriculture, forestry & fishing employs just 4.8% of local workers, below Regional Vic.'s 7.5%. While local employment opportunities exist in the area, it appears many residents commute elsewhere for work, based on the count of Census working population to local population.

Based on AreaSearch analysis of SALM and ABS data, during the year to December 2025, the labour force decreased by 3.5% combined with employment decreasing by 5.6%, resulting in the unemployment rate rising by 2.1 percentage points. This compares to Regional Vic., where employment fell by 0.6%, labour force contracted by 0.7%, and unemployment fell 0.1 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Benalla. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Benalla's employment mix suggests local employment should increase by 6.2% over five years and 13.1% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

The area's income levels rank in the lower 15% nationally based on AreaSearch comparative data

As per AreaSearch's latest postcode level ATO data released for FY-23, the Benalla SA2's median income among taxpayers is $46,559, with an average of $55,711. This is below the national average, and compares to Regional Vic.'s median of $50,954 and average of $62,728. Based on Wage Price Index growth of 8.25% since FY-23, current estimates would be approximately $50,400 (median) and $60,307 (average) as of September 2025. From the 2021 Census, household, family and personal incomes in Benalla all fall between the 9th and 18th percentiles nationally. Distribution data shows the $400 - 799 earnings band captures 28.4% of the community (3,238 individuals), diverging from the broader area where the $1,500 - 2,999 category predominates at 30.3%. While housing costs are modest with 86.9% of income retained, the 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

Dwelling structure within Benalla, as evaluated at the latest Census, comprised 86.4% houses and 13.6% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional Vic.'s 90.1% houses and 9.9% other dwellings. Meanwhile, the level of home ownership within Benalla was higher than that of Regional Vic., at 44.5%, with the remainder of dwellings either mortgaged (28.3%) or rented (27.2%). The median monthly mortgage repayment in the area was well below the Regional Vic. average at $1,253, while the median weekly rent figure was recorded at $250, compared to Regional Vic.'s $1,430 and $285. Nationally, Benalla's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are 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 dominate at 60.9% of all households, comprising 17.6% couples with children, 31.6% couples without children, and 11.0% single parent families. Non-family households make up the remaining 39.1%, with lone person households at 36.0% and group households comprising 3.1% of the total. The median household size of 2.1 people 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 faces educational challenges, with university qualification rates (16.8%) substantially below the VIC average of 33.4%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 10.9%, followed by postgraduate qualifications (3.1%) and graduate diplomas (2.8%). Trade and technical skills feature prominently, with 40.6% of residents aged 15+ holding vocational credentials, including advanced diplomas (11.8%) and certificates (28.8%).

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 reveals 59 active transport stops operating within Benalla, comprising a mix of trains and buses. These stops are serviced by 15 individual routes, collectively providing 593 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 278 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 92%, with 5% walking. Vehicle ownership averages 1.4 per dwelling. A relatively low 12.0% of residents work from home (2021 Census; 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

Health data reveals substantial challenges facing Benalla, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. The prevalence of common health conditions is notable across both younger and older age cohorts, and the rate of private health cover is very low at approximately 47% of the total population (~5,404 people). This compares to 50.5% across Regional Vic. The national average is 55.7%.

The most common medical conditions in the area are arthritis and mental health issues, impacting 11.8 and 10.1% of residents, respectively, while 55.7% declared themselves as completely clear of medical ailments compared to 63.4% across Regional Vic. The working-age population faces notable health challenges with elevated chronic condition rates. The area has 29.4% of residents aged 65 and over (3,353 people), which is higher than the 23.9% in Regional Vic. Health outcomes among seniors present some challenges, with national rankings broadly in line with the general population.

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

Benalla was found to be below average in terms of cultural diversity, with 88.7% of its population being citizens, 89.3% born in Australia, and 95.4% speaking English only at home. The main religion in Benalla is Christianity, which makes up 50.7% of people in Benalla, compared to 47.3% across Regional Vic..

In terms of ancestry (country of birth of parents), the top three represented groups in Benalla are English, comprising 32.8% of the population, Australian, comprising 30.4% of the population, and Irish, comprising 10.8% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Scottish is notably overrepresented at 9.8% of Benalla (vs 8.8% regionally), German at 3.7% (vs 3.5%) and Dutch at 1.3% (vs 1.7%).

Benalla ranks among the oldest 10% of areas nationwide

With a median age of 50, Benalla is notably exceeding the Regional Vic. figure of 43 and is also well above the 38-year national average. The 75 - 84 age group shows strong representation at 10.7% compared to Regional Vic., whereas the 5 - 14 cohort is less prevalent at 9.5%. Following the 2021 Census, the 35 to 44 age group has grown from 9.1% to 11.6% of the population. Conversely, the 65 to 74 cohort has declined from 15.5% to 14.2% and the 45 to 54 group dropped from 11.2% to 10.0%. Demographic modeling suggests Benalla's age profile will evolve significantly by 2041. The 35 to 44 age cohort is projected to experience strong growth, expanding by 75 people (6%) from 1,320 to 1,396. Conversely, population declines are projected for the 5 to 14 and 75 to 84 cohorts.