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

Based on AreaSearch's analysis, Benalla Surrounds's population is around 3,916 as of Feb 2026. This reflects an increase of 135 people (3.6%) since the 2021 Census, which reported a population of 3,781 people. The change is inferred from the estimated resident population of 3,831 from the ABS as of June 2024 and an additional 73 validated new addresses since the Census date. This population level equates to a density ratio of 1.9 persons per square kilometer, providing ample space per person. Over the past decade, Benalla Surrounds has demonstrated resilient growth patterns with a 0.9% compound annual growth rate, outpacing the SA3 area. Population growth for the area was primarily driven by interstate migration, which contributed approximately 47.3% of overall population gains during recent periods, although all drivers, including overseas migration and natural growth, were positive factors.

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. Looking at population projections moving forward, lower quartile growth of regional areas across the nation is anticipated, with the area expected to expand by 29 persons by 2041 based on the latest annual ERP population numbers, reflecting a reduction of 1.4% in total over the 17 years.

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 around 15 residential properties granted approval per year, totalling 76 homes over the past 5 financial years. So far in FY-26, 7 approvals have been recorded. At an average of 1.9 new residents per year arriving per new home over the past 5 financial years (between FY-21 and FY-25), supply and demand appear well-balanced, creating stable market conditions, while new properties are constructed at an average value of $400,000—slightly above the regional average—suggesting a focus on quality developments. Additionally, $3.5 million in commercial approvals have been registered this financial year, demonstrating the area's primarily residential nature.

Compared to the Rest of Vic., Benalla Surrounds has around two-thirds the rate of new dwelling approvals per person while it places among the 52nd percentile of areas assessed nationally. Meanwhile, new construction has been completely comprised of detached houses, maintaining the area's traditional low density character with a focus on family homes appealing to those seeking space. The estimated count of 351 people in the area per dwelling approval reflects its quiet, low activity development environment.

With the population expected to remain stable or decline, Benalla Surrounds should see reduced pressure on housing, potentially creating opportunities for buyers.

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

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total 18 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Livingston Benalla, Benalla Art Gallery Redevelopment, Benalla West - Stage One, and Park Lane Estate, 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.

The employment landscape in Benalla Surrounds presents a mixed picture: unemployment remains low at 3.1%, yet recent job losses have affected its comparative national standing

Benalla Surrounds features a skilled workforce with diverse sector representation and an unemployment rate of only 3.1%. As of December 2025, 2,030 residents are in work, while the unemployment rate is 0.6% below Regional Vic.'s rate of 3.7%, and workforce participation is fairly standard (64.4% compared to Regional Vic.'s 61.5%). Based on Census responses, a high 25.4% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The key industries of employment among residents are agriculture, forestry & fishing, health care & social assistance, and construction. The area has a particular employment specialization in agriculture, forestry & fishing, with an employment share 3.1 times the regional level. In contrast, health care & social assistance employs just 11.3% of local workers, below Regional Vic.'s 16.8%. The area appears to offer limited employment opportunities locally, as indicated by the count of the Census working population versus the resident population.

Based on AreaSearch analysis of SALM and ABS data, during the year to December 2025, the labour force decreased by 3.5% alongside a 4.3% employment decline, causing the unemployment rate to rise by 0.9 percentage points. This contrasts with Regional Vic., where employment contracted by 0.6%, the labour force fell 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 Surrounds. 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 Surrounds's employment mix suggests local employment should increase by 5.2% over five years and 11.6% 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

The Benalla Surrounds SA2's income level is below the national average according to the latest ATO data aggregated by AreaSearch for FY-23. The Benalla Surrounds SA2's median income among taxpayers is $42,486 and the average income stands at $52,913, which compares to figures for Regional Vic.'s of $50,954 and $62,728 respectively. Based on Wage Price Index growth of 8.25% since FY-23, 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 rank modestly in Benalla Surrounds, between the 25th and 25th percentiles. Income analysis reveals the $1,500 - 2,999 bracket dominates with 29.8% of residents (1,166 people), aligning with the region where this cohort likewise represents 30.3%. Housing costs are manageable with 89.8% retained, though disposable income sits below average at the 33rd percentile and the area's SEIFA income ranking places 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 within Benalla Surrounds, as evaluated at the latest Census, comprised 99.2% houses and 0.8% 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 Surrounds was well beyond that of Regional Vic., at 52.9%, with the remainder of dwellings either mortgaged (37.8%) or rented (9.3%). The median monthly mortgage repayment in the area was below the Regional Vic. average at $1,365, while the median weekly rent figure was recorded at $220, compared to Regional Vic.'s $1,430 and $285. Nationally, Benalla Surrounds's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are substantially below the national figure of $375.

Benalla Surrounds has a typical household mix, with a fairly typical median household size

Family households dominate at 74.4% of all households, comprising 26.3% couples with children, 40.6% couples without children, and 6.4% single parent families. Non-family households make up the remaining 25.6%, with lone person households at 24.0% and group households comprising 1.8% of the total. The median household size of 2.4 people matches the Regional Vic. average.

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

The area faces educational challenges, with university qualification rates (19.8%) substantially below the VIC average of 33.4%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 13.6%, followed by graduate diplomas (3.3%) and postgraduate qualifications (2.9%). Trade and technical skills feature prominently, with 42.8% of residents aged 15+ holding vocational credentials, including advanced diplomas (12.4%) and certificates (30.4%).

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

Public transport analysis reveals 4 active transport stops operating within Benalla Surrounds. These stops are serviced by 1 individual route, collectively providing 16 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 7178 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 94%, with 5% walking. Vehicle ownership averages 2.2 per dwelling, which is above the regional average. A high 25.4% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 2 trips per day across all routes, equating to approximately 4 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 indicates relatively positive outcomes for Benalla Surrounds residents, with AreaSearch's analysis of mortality rates and health conditions showing results broadly in line with national benchmarks. A fairly standard level of common health conditions is seen across both young and old age cohorts, and the rate of private health cover is found to be low at approximately 46% of the total population (~1,813 people). This compares to 50.5% across Regional Vic. The national average is 55.7%.

The most common medical conditions in the area were found to be arthritis and mental health issues, impacting 10.8 and 8.1% of residents, respectively, while 63.5% 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 26.1% of residents aged 65 and over (1,021 people), which is higher than the 23.9% in Regional Vic. Health outcomes among seniors are particularly strong, with national rankings even higher than the general population.

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 be below average in terms of cultural diversity, with 89.2% of its population being citizens, 91.3% born in Australia, and 97.6% speaking English only at home. The main religion in Benalla Surrounds is Christianity, which makes up 49.6% of the population. However, the most apparent overrepresentation is in Judaism, which comprises 0.2% of the population, compared to 0.1% across Regional Vic..

In terms of ancestry (country of birth of parents), the top three represented groups in Benalla Surrounds are English, comprising 32.7% of the population, Australian, comprising 30.4% of the population, and Irish, comprising 11.5% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Scottish is notably overrepresented at 11.0% of Benalla Surrounds (vs 8.8% regionally), Dutch at 1.8% (vs 1.7%) and Welsh at 0.7% (vs 0.4%).

Benalla Surrounds ranks among the oldest 10% of areas nationwide

At 51 years, Benalla Surrounds's median age is significantly above the Regional Vic. average of 43 as well as considerably older than the Australian median of 38. Compared to the Regional Vic. average, the 65 - 74 cohort is notably over-represented (17.7% locally), while 25 - 34 year-olds are under-represented (8.2%). This 65 - 74 concentration is well above the national 9.5%. Post-2021 Census data shows a rejuvenation is evident as the median age fell from 52 to 51 years. Notable shifts include the 35 to 44 age group, which has grown from 9.7% to 12.1% of the population, 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 17.6% and the 45 to 54 group dropped from 13.7% to 12.0%. Demographic modeling suggests Benalla Surrounds's age profile will evolve significantly by 2041. The 45 to 54 cohort shows the strongest projected growth at 15%, adding 68 residents to reach 538. Conversely, both 85+ and 15 to 24 age groups will see reduced numbers.