Benalla Surrounds

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 is approximately 3,916 as of February 2026. This figure represents an increase of 135 people since the 2021 Census, which reported a population of 3,781. The growth from June 2024's estimated resident population of 3,831 and 73 validated new addresses is inferred. The population density is around 1.9 persons per square kilometer. Over the past decade, ending in 2021, Benalla Surrounds has shown a compound annual growth rate of 0.9%, surpassing its SA3 area's growth. Interstate migration contributed approximately 47.3% to recent population gains.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch employs VIC State Government's Regional/LGA projections from 2023, adjusted using weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for the years 2032 to 2041. By 2041, Benalla Surrounds is projected to expand by 29 persons, reflecting a reduction of 1.4% in total population 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 recorded approximately 15 residential properties granted approval per year over the past five financial years, totalling 76 homes. In FY26 so far, 5 approvals have been recorded. On average, 1.9 new residents arrive annually for each new home built between FY21 and FY25, indicating a balanced supply and demand in the area. New properties are constructed at an average expected cost of $400,000, slightly above the regional average.

This financial year has seen $3.5 million in commercial approvals registered, reflecting Benalla Surrounds' primarily residential nature. Compared to the Rest of Vic., Benalla Surrounds has around two-thirds the rate of new dwelling approvals per person and ranks among the 52nd percentile nationally for areas assessed. All new construction in the area consists of detached houses, maintaining its traditional low density character with a focus on family homes.

The estimated population count is 351 people per dwelling approval, reflecting its quiet development environment. With population expected to remain stable or decline, Benalla Surrounds should experience reduced pressure on housing, potentially creating opportunities for buyers.

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 potentially affecting the area. Notable ones are Livingston Benalla, Benalla Art Gallery Redevelopment, Benalla West - Stage One, and Park Lane Estate. The following list details those most relevant.

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.

AreaSearch analysis indicates Benalla Surrounds maintains employment conditions that align with national benchmarks

Benalla Surrounds has a skilled workforce with diverse sector representation and an unemployment rate of 2.9% as of September 2025. It employs 2,040 residents, with an unemployment rate of 0.9% lower than the Rest of Vic.'s rate of 3.8%. Workforce participation is at 64.5%, slightly higher than the Rest of Vic.'s 61.4%.

Census responses indicate that 25.4% of residents work from home, potentially influenced by Covid-19 lockdown impacts. The key industries of employment are agriculture, forestry & fishing, health care & social assistance, and construction. The area specializes in agriculture, forestry & fishing, with an employment share 3.1 times the regional level. However, health care & social assistance employs only 11.3% of local workers, below the Rest of Vic.'s 16.8%.

The labour force decreased by 1.5% and employment declined by 2.0% in Benalla Surrounds during the year to September 2025, leading to a rise in unemployment rate by 0.5 percentage points. National employment forecasts from Jobs and Skills Australia suggest that local employment should increase by 5.2% over five years and 11.6% over ten years, based on industry-specific projections applied to Benalla Surrounds' employment mix.

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

The Benalla Surrounds SA2 had an income level below the national average according to AreaSearch's aggregation of latest ATO data for financial year 2023. The median income among taxpayers was $42,486 and the average income stood at $52,913, compared to Rest of Vic.'s $50,954 and $62,728 respectively. Based on Wage Price Index growth of 8.25% since financial year 2023, current estimates would be approximately $45,991 (median) and $57,278 (average) as of September 2025. From the 2021 Census, household, family and personal incomes all ranked modestly in Benalla Surrounds, between the 25th and 75th percentiles. Income analysis revealed that the $1,500 - $2,999 bracket dominated with 29.8% of residents (1,166 people). Housing costs were manageable with 89.8% retained, but disposable income was below average at the 33rd percentile and the area's SEIFA income ranking placed 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, comprised 99.2% houses and 0.8% other dwellings (semi-detached, apartments, 'other' dwellings). Non-Metro Vic., in comparison, had 90.1% houses and 9.9% other dwellings. Home ownership within Benalla Surrounds was at 52.9%, with mortgaged dwellings at 37.8% and rented ones at 9.3%. The median monthly mortgage repayment in the area was $1,365, lower than Non-Metro Vic.'s average of $1,430. Median weekly rent figure for Benalla Surrounds was recorded at $220, compared to Non-Metro Vic.'s $285. Nationally, mortgage repayments in Benalla Surrounds were significantly lower than the Australian average of $1,863, while rents were substantially below the national figure of $375.

Benalla Surrounds has a typical household mix, with a fairly typical 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 account for the remaining 25.6%, with lone person households at 24.0% and group households comprising 1.8%. The median household size is 2.4 people, aligning with the Rest of Vic. average.

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

The area's university qualification rate is 19.8%, significantly lower than Victoria's average of 33.4%. Bachelor degrees are the most common at 13.6%, followed by graduate diplomas (3.3%) and postgraduate qualifications (2.9%). Vocational credentials are prevalent, with 42.8% of residents aged 15+ holding them, including advanced diplomas (12.4%) and certificates (30.4%). Educational participation is high, with 25.4% of residents currently enrolled in formal education.

This includes 9.9% in primary education, 8.3% in secondary education, and 1.5% pursuing tertiary education.

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

The analysis of public transport in Benalla Surrounds indicates that there are four active transport stops currently operating. These stops are serviced by one individual route, collectively providing sixteen weekly passenger trips. The accessibility to these transport services is rated as limited, with residents typically located 7178 meters from the nearest stop. As a primarily residential area, most residents commute outward. The dominant mode of transportation remains the car at 94%, while 5% walk. Vehicle ownership averages 2.2 per dwelling, which is above the regional average.

According to the 2021 Census, a high percentage of residents, specifically 25.4%, work from home, which may reflect COVID-19 conditions. The service frequency averages two trips per day across all routes, equating to approximately four weekly trips per individual stop.

Benalla Surrounds's residents are healthier than average in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Health data for Benalla Surrounds indicates positive outcomes, with mortality rates and health conditions broadly in line with national benchmarks. Common health conditions are seen across both young and old age cohorts at a fairly standard level. The rate of private health cover is extremely low, at approximately 46% of the total population (around 1,813 people), compared to 50.5% across Rest of Vic., and the national average of 55.7%.

The most common medical conditions are arthritis and mental health issues, impacting 10.8% and 8.1% of residents respectively, while 63.5% declare themselves completely clear of medical ailments, similar to the 63.4% across Rest of Vic. The working-age population faces notable health challenges with elevated chronic condition rates. As of 2021, 26.1% of residents are aged 65 and over (around 1,021 people), higher than the 23.9% in Rest of Vic. Health outcomes among seniors are particularly strong, ranking even higher than the general population nationally.

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 had low cultural diversity, with 89.2% citizens, 91.3% born in Australia, and 97.6% speaking English only at home. Christianity was the predominant religion, comprising 49.6%. Judaism was slightly overrepresented at 0.2%, compared to 0.1% regionally.

The top three ancestry groups were English (32.7%), Australian (30.4%), and Irish (11.5%). Scottish (11.0%) and Dutch (1.8%) were notably overrepresented, while Welsh was less so at 0.7%.

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 and considerably older than the Australian median of 38. The 65-74 cohort is notably over-represented locally at 17.7%, compared to the Rest of Vic average, while the 25-34 age group is under-represented at 8.2%. This concentration of the 65-74 cohort is well above the national average of 9.5%. Post-2021 Census data shows a rejuvenation in Benalla Surrounds, with the median age falling from 52 to 51 years. Notable shifts include the 35-44 age group growing from 9.7% to 12.1%, and the 75-84 cohort increasing from 6.4% to 7.5%. Conversely, the 55-64 cohort has declined from 20.2% to 17.6%, and the 45-54 group dropped from 13.7% to 12.0%. Demographic modeling suggests that Benalla Surrounds' age profile will evolve significantly by 2041. The 45-54 cohort shows the strongest projected growth at 15%, adding 68 residents to reach 538. Conversely, both the 85+ and 15-24 age groups are expected to see reduced numbers.