Benalla Surrounds
Statistical Area - sa2

An assessment of population growth drivers in Benalla Surrounds reveals an overall ranking slightly below national averages considering recent, and medium term trends

Benalla Surrounds' population, as per AreaSearch's analysis, stood at approximately 3,852 by August 2025. This figure represents an increase of 71 individuals since the 2021 Census, which recorded a population of 3,781 people. The growth is inferred from the estimated resident population of 3,831 as of June 2024 and the addition of 61 validated new addresses post-Census. This results in a population density ratio of 1.8 persons per square kilometer. Over the past decade (2015-2025), Benalla Surrounds exhibited a compound annual growth rate of 0.9%, outperforming its SA3 area. Interstate migration contributed significantly to this growth, accounting for approximately 47.3% of overall population gains during recent periods.

AreaSearch employs ABS/Geoscience Australia projections released in 2024 using 2022 as the base year for each SA2 area. For areas not covered by these data, AreaSearch utilizes VIC State Government's Regional/LGA projections from 2023 with adjustments made via 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. According to these projections, Benalla Surrounds is expected to expand by 29 persons by 2041, resulting in a total growth of 0.2% over the 17-year period.

Residential development activity is lower than average in Benalla Surrounds according to AreaSearch's national comparison of local real estate markets

Benalla Surrounds has granted around 15 residential approvals per year. From financial years FY21 to FY25, a total of 76 approvals were recorded with one approved in FY26 so far. On average, 1.9 people moved to the area annually for each dwelling built over these five years. This balance between supply and demand supports stable market conditions.

The average construction value of new homes is $718,000, indicating a focus on premium properties. In FY26, $3.5 million in commercial approvals have been registered, reflecting the area's predominantly residential nature. Compared to Rest of Vic., Benalla Surrounds has roughly two-thirds the rate of new dwelling approvals per person and ranks in the 53rd percentile nationally.

All new constructions since FY21 have been standalone homes, maintaining the area's low-density character. With an estimated 351 people per dwelling approval, development activity is relatively quiet. By 2041, Benalla Surrounds is projected to grow by 8 residents. At current development rates, housing supply should comfortably meet demand, providing favourable conditions for buyers and potentially supporting further growth beyond current projections.

Benalla Surrounds has limited levels of nearby infrastructure activity, ranking in the 0thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 18 projects that could affect this region. Notable projects include Livingston Benalla, Benalla Art Gallery Redevelopment, Benalla West - Stage One, and Park Lane Estate. The following details projects likely to be most relevant.

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

The labour market in Benalla Surrounds demonstrates typical performance when compared to similar areas across Australia

Benalla Surrounds had an unemployment rate of 2.9% in June 2025. This was lower than the Rest of Vic.'s rate of 3.8%.

Workforce participation was broadly similar to Rest of Vic.'s 57.4%. The key industries of employment among residents were agriculture, forestry & fishing, health care & social assistance, and construction. Agriculture, forestry & fishing employed 3.1 times the regional level in Benalla Surrounds, while health care & social assistance employed 11.3% of local workers, below Rest of Vic.'s 16.8%. Over a 12-month period ending June 2025, employment increased by 0.9%, and labour force increased by 1.5%, causing the unemployment rate to rise by 0.6 percentage points.

State-level data from Sep-25 showed VIC employment grew by 1.08% year-on-year, with an unemployment rate of 4.7%. Jobs and Skills Australia's national employment forecasts from May 2025 projected national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Benalla Surrounds's employment mix suggested local growth of approximately 5.2% over five years and 11.6% over ten years.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

Benalla Surrounds' median income among taxpayers was $42,137 in financial year 2022. The average income stood at $53,198 during the same period. In comparison, Rest of Vic.'s median and average incomes were $48,741 and $60,693 respectively. By March 2025, estimates suggest the median income in Benalla Surrounds would be approximately $46,397 and the average around $58,576, based on a 10.11% growth since financial year 2022. According to the 2021 Census, incomes in Benalla Surrounds rank modestly, between the 25th and 26th percentiles for households, families, and individuals. Income analysis shows that the $1,500 - 2,999 bracket dominates with 29.8% of residents, comprising 1,147 people. Housing costs are manageable, with 89.8% retained. However, disposable income is below average at the 33rd percentile, and the area's SEIFA income ranking places it in the fifth decile.

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

Benalla Surrounds' dwelling structures, as per the latest Census, were 99.2% houses and 0.8% other dwellings (semi-detached, apartments, 'other'). This contrasts with Non-Metro Vic.'s 89.9% houses and 10.1% other dwellings. Home ownership in Benalla Surrounds was 52.9%, with mortgaged dwellings at 37.8% and rented ones at 9.3%. The median monthly mortgage repayment was $1,365, higher than Non-Metro Vic.'s average of $1,300. Median weekly rent in Benalla Surrounds was $220, lower than Non-Metro Vic.'s $250. Nationally, Benalla Surrounds' mortgage repayments were significantly lower at $1,863 and rents substantially below the national figure of $375.

Benalla Surrounds has a typical household mix, with a higher-than-average median household size

Family households constitute 74.4% of all households, including 26.3% couples with children, 40.6% couples without children, and 6.4% single parent families. Non-family households comprise the remaining 25.6%, with lone person households at 24.0% and group households making up 1.8%. The median household size is 2.4 people, larger than the Rest of Vic. average of 2.3.

Educational outcomes in Benalla Surrounds fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The university qualification rate in the area is 19.8%, significantly lower than Victoria's average of 33.4%. Bachelor degrees are most common at 13.6%, followed by graduate diplomas (3.3%) and postgraduate qualifications (2.9%). Vocational credentials are held by 42.8% of residents aged 15+, including advanced diplomas (12.4%) and certificates (30.4%). Current educational participation is high at 25.4%, with 9.9% in primary, 8.3% in secondary, and 1.5% in tertiary education.

Six schools operate within Benalla Surrounds, educating approximately 18 students each. The area has typical Australian school conditions (ICSEA: 972) with balanced educational opportunities. Five primary and one secondary school serve distinct age groups, but local capacity is limited at 0.5 places per 100 residents compared to the regional average of 14.9, leading many families to travel for schooling. Note that schools showing 'n/a' for enrolments should refer to their parent campus.

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

Transport analysis shows four active stops in Benalla Surrounds, all bus services. These stops are covered by three routes offering 27 weekly trips. Accessibility is limited, with residents typically at a distance of 7178 meters from the nearest stop.

Average service frequency is three trips per day across all routes, equating to around six weekly trips per stop.

Health performance in Benalla Surrounds is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Benalla Surrounds faces significant health challenges with common health conditions prevalent across both younger and older age cohorts. The rate of private health cover is low at approximately 47% of the total population (around 1,798 people), compared to the national average of 55.3%.

The most common medical conditions are arthritis and mental health issues, affecting 10.8% and 8.1% of residents respectively. Approximately 63.5% of residents report no medical ailments, slightly higher than the Rest of Vic's figure of 60.4%. The area has 26.2% of residents aged 65 and over (around 1,009 people). Health outcomes among seniors are strong, performing better than the general population in health metrics.

The latest Census data sees Benalla Surrounds placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Benalla Surrounds was found to have below average cultural diversity, with 89.2% of its population being Australian citizens and 91.3% born in Australia. The majority, 97.6%, speak English only at home. Christianity is the predominant religion, comprising 49.6% of people in Benalla Surrounds.

Notably, Judaism is slightly overrepresented at 0.2% compared to the regional average of 0.1%. The top three ancestry groups are English (32.7%), Australian (30.4%), and Irish (11.5%). Some ethnic groups show notable differences: Scottish is overrepresented at 11.0% versus the regional rate of 9.3%, Dutch at 1.8% compared to 1.3%, and Welsh at 0.7% versus 0.4%.

Benalla Surrounds ranks among the oldest 10% of areas nationwide

Benalla Surrounds has a median age of 51 years, which is significantly higher than the Rest of Vic. average of 43 years and considerably older than the Australian median of 38 years. Compared to the Rest of Vic., the 65-74 cohort is notably over-represented in Benalla Surrounds at 17.9%, while the 25-34 year-olds are under-represented at 7.9%. This concentration of the 65-74 age group is well above the national average of 9.4%. Post-2021 Census data shows that the 35 to 44 age group has grown from 9.7% to 11.8%, while the 75 to 84 cohort increased from 6.4% to 7.5%. Conversely, the 55 to 64 cohort has declined from 20.2% to 18.1%, and the 45 to 54 group dropped from 13.7% to 12.1%. By 2041, Benalla Surrounds is expected to see notable shifts in its age composition, with the 25 to 34 group projected to grow by 27%, reaching 386 people from 302. Meanwhile, population declines are projected for the 85+ and 15 to 24 cohorts.