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, as of May 2026, is approximately 3,815. This figure represents an increase of 34 people since the 2021 Census, which reported a population of 3,781. The change is inferred from the estimated resident population of 3,809 in June 2025 and an additional 75 validated new addresses since the Census date. This results in a density ratio of 1.8 persons per square kilometer. Over the past decade, Benalla Surrounds has shown resilient growth with a compound annual growth rate of 0.7%, outperforming the SA3 area. Overseas migration contributed approximately 63.9% of overall population gains during recent periods, though all drivers including interstate migration and natural growth were positive factors.

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 years 2032 to 2041. By 2041, the area's population is projected to decline by 20 persons overall, while specific age cohorts like the 25-34 age group are anticipated to grow, with an increase of 71 people.

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

Benalla Surrounds has seen approximately 15 new homes approved annually. Over the past five financial years, from FY21 to FY25, around 76 homes were approved. As of FY26, eight homes have been approved so far.

On average, each dwelling constructed over these five years accommodates about 1.9 new residents per year. This has resulted in a balanced supply and demand scenario, maintaining stable market conditions. The average construction cost of new homes is around $400,000, which is somewhat higher than typical regional norms, indicating quality-focused development.

In FY26 alone, $3.5 million worth of commercial development approvals have been recorded, reflecting the area's predominantly residential nature. When compared with the Rest of Vic., Benalla Surrounds exhibits approximately 64% of the construction activity per person. Nationally, it ranks among the 52nd percentile of areas assessed for development activity. Recent development has exclusively consisted of detached houses, preserving the area's traditional low-density character and appealing to those seeking spacious family homes. The estimated population density is around 351 people per dwelling approval, indicating a quiet, low-activity development environment. Given the expected stable or declining population, Benalla Surrounds may experience reduced pressure on housing, potentially presenting 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 likely to affect the region. Notable initiatives include Livingston Benalla, Benalla Art Gallery Redevelopment, Benalla West - Stage One, and Park Lane Estate. The following list details projects of greatest relevance.

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

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While Benalla Surrounds retains a healthy unemployment rate of 3.1%, recent employment declines have impacted its national performance ranking

Benalla Surrounds has a skilled workforce with diverse sector representation, an unemployment rate of 3.1% as of December 2025. It has 2,030 residents in work, with an unemployment rate of 0.6% below Regional Vic.'s rate of 3.7%. Workforce participation is at 64.2%, slightly higher than Regional Vic.'s 61.0%.

A high 25.4% of residents work from home, though Covid-19 lockdown impacts should be considered. Dominant employment sectors include agriculture, forestry & fishing, health care & social assistance, and construction. Agriculture, forestry & fishing is particularly notable with employment levels at 3.1 times the regional average. However, health care & social assistance is under-represented at 11.3% compared to Regional Vic.'s 16.8%.

The area may offer limited local employment opportunities as indicated by Census data. Over the 12 months to December 2025, labour force levels decreased by 3.5%, with employment decreasing by 4.3%, causing unemployment to rise by 0.9 percentage points. In contrast, Regional Vic. experienced milder declines. Jobs and Skills Australia's national employment forecasts from May-25 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Benalla Surrounds' employment mix suggests local employment should increase by 5.2% over five years and 11.6% over ten years, though this is a simple weighting extrapolation for illustrative purposes only.

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

The Benalla Surrounds SA2 had a median taxpayer income of $42,486 and an average income of $52,913 in the financial year 2023, according to postcode level ATO data aggregated by AreaSearch. This was below the national average for Regional Vic., which had a median income of $50,954 and an average income of $62,728. By March 2026, estimated incomes would be approximately $46,573 (median) and $58,003 (average), based on Wage Price Index growth of 9.62%. Census data showed household, family and personal incomes ranked modestly in Benalla Surrounds, between the 25th and 75th percentiles. The $1,500 - $2,999 earnings band captured 29.8% of the community (1,136 individuals), consistent with broader trends across the broader area showing 30.3% in the same category. Housing costs were manageable with 89.8% retained, but disposable income was below average at the 33rd percentile. The area's SEIFA income ranking placed it in the 5th decile.

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

Dwelling structure in Benalla Surrounds, as per the latest Census, was 99.2% houses and 0.8% other dwellings. In comparison, Regional Vic.'s dwelling structure was 90.1% houses and 9.9% other dwellings. Home ownership in Benalla Surrounds stood at 52.9%, with mortgaged dwellings at 37.8% and rented dwellings at 9.3%. The median monthly mortgage repayment was $1,365, below Regional Vic.'s average of $1,430. Median weekly rent in the area was $220, compared to Regional Vic.'s $285. Nationally, Benalla Surrounds' median monthly mortgage repayments were lower at $1,365 than the Australian average of $1,863, and median weekly 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 account for 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 constitute 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, which aligns with the Regional 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; advanced diplomas account for 12.4% and certificates for 30.4%. Educational participation is high at 25.4%, including 9.9% in primary education, 8.3% in secondary education, and 1.5% pursuing tertiary education.

Educational participation is notably 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

Benalla Surrounds has four active public transport stops. These are served by one route, offering a total of 16 weekly passenger trips. Transport accessibility is limited, with residents typically located 7178 meters from the nearest stop. Most residents commute outward daily. Car remains the dominant mode of travel at 94%, while 5% walk. On average, there are 2.2 vehicles per dwelling, higher than the regional average.

According to the 2021 Census, 25.4% of residents work from home, which may be influenced by COVID-19 conditions. Service frequency averages two trips per day across all routes, resulting in 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 shows Benalla Surrounds residents have relatively positive health outcomes. Mortality rates and health conditions are broadly in line with national benchmarks. Common health conditions are seen across both young and old age cohorts at a fairly standard level.

Private health cover is extremely low, at approximately 46% of the total population (~1,766 people), compared to 50.5% in Regional Vic. and 55.7% nationally. The most common medical conditions are arthritis (10.8%) and mental health issues (8.1%). 63.5% of residents declare themselves completely clear of medical ailments, similar to the 63.4% in Regional Vic. Working-age population faces notable health challenges with elevated chronic condition rates. The area has 27.7% of residents aged 65 and over (1,055 people), higher than the 23.9% in Regional 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 a cultural diversity index below average, with 89.2% of its population being Australian citizens, 91.3% born in Australia, and 97.6% speaking English only at home. Christianity was the dominant religion, comprising 49.6% of people in Benalla Surrounds. Notably, Judaism was overrepresented at 0.2%, compared to 0.1% across Regional Vic..

The top three ancestry groups were English (32.7%), Australian (30.4%), and Irish (11.5%). Scottish ancestry was notably higher at 11.0% in Benalla Surrounds, compared to 8.8% regionally. Dutch ancestry was also slightly higher at 1.8%, versus 1.7% regionally, and Welsh ancestry was higher at 0.7%, compared to 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 Regional Vic.'s average of 43 and considerably older than Australia's median of 38. Compared to Regional Vic., the 65-74 cohort is notably over-represented at 18.5% locally, while the 25-34 age group is under-represented at 7.2%. This concentration of the 65-74 cohort is well above the national average of 9.4%. According to post-2021 Census data, the 35-44 age group has grown from 9.7% to 11.7%, and the 15-24 cohort increased from 8.2% to 9.7%. Conversely, the 55-64 cohort has declined from 20.2% to 17.2%, and the 45-54 group dropped from 13.7% to 12.1%. By 2041, Benalla Surrounds is expected to see notable shifts in its age composition. The 45-54 group will grow by 16 people, reaching 537 from 462, leading the demographic shift. Population declines are projected for the 85+ and 15-24 cohorts.