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 per AreaSearch's analysis, was around 3,864 by November 2025. This figure reflects an increase of 83 people since the 2021 Census, which recorded a population of 3,781. The change is inferred from the estimated resident population of 3,831 in June 2024 and an additional 66 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 showed resilient growth patterns with a compound annual growth rate of 0.9%, outperforming its SA3 area. Interstate migration drove population growth, contributing approximately 47.3% of overall gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch employs VIC State Government's Regional/LGA projections from 2023, adjusted using a weighted aggregation method from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Future population projections indicate lower quartile growth in regional areas nationally, with Benalla Surrounds expected to expand by 29 persons by 2041 based on the latest annual ERP population numbers, reflecting a reduction of 0.1% 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 approximately 15 residential properties granted approval each year over the past five financial years, totalling 76 homes. In FY26 so far, 5 approvals have been recorded. On average, around 1.9 new residents arrive per new home annually between FY21 and FY25. The average construction value of new properties is $400,000, slightly above the regional average.

This financial year has seen $3.5 million in commercial approvals registered, reflecting the area's primarily residential nature. Compared to the rest of Victoria, Benalla Surrounds has around two-thirds the rate of new dwelling approvals per person and ranks among the 52nd percentile nationally. All new construction between FY21 and FY25 comprised detached houses, maintaining the area's traditional low density character with a focus on family homes.

The estimated population per dwelling approval is 351 people. Given the expected stable or declining population, Benalla Surrounds may experience reduced housing pressure, potentially creating opportunities for buyers.

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

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified 18 projects likely to affect the region. Notable ones include Livingston Benalla, Benalla Art Gallery Redevelopment, Benalla West - Stage One, and Park Lane Estate. The following list details those deemed 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, an unemployment rate of 2.9% as of September 2025. It has 2,040 residents in work, with an unemployment rate 0.9% lower than Rest of Vic.'s 3.8%.

Workforce participation is similar to Rest of Vic., at 57.4%. Key industries include 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. Health care & social assistance employs 11.3% of local workers, below Rest of Vic.'s 16.8%.

Limited local employment opportunities are indicated by Census data comparison. From September 2024 to September 2025, labour force decreased by 1.5%, employment declined by 2.0%, causing unemployment rate to rise by 0.5 percentage points. In contrast, Rest of Vic.'s employment contracted by 0.7%, labour force fell by 0.6%, and unemployment rose marginally. State-level data to 25-Nov-25 shows VIC employment grew by 1.13% year-on-year, adding 41,950 jobs, with state unemployment rate at 4.7%. National employment forecasts from May-25 project national 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, based on simple weighting extrapolation for illustrative purposes.

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

Benalla Surrounds SA2 had incomes below national averages in financial year 2022, according to AreaSearch's ATO data aggregation. Its median taxpayer income was $42,137 and average income was $53,198. Comparatively, Rest of Vic.'s figures were $48,741 and $60,693 respectively. By September 2025, estimates based on a 12.16% Wage Price Index growth project median incomes to be approximately $47,261 and averages at $59,667. The 2021 Census revealed modest rankings for household, family, and personal incomes in Benalla Surrounds, all between the 25th percentiles. Income analysis showed that the $1,500 - $2,999 bracket dominated with 29.8% of residents (1,151 people), aligning with regional trends where this cohort also represented 30.3%. 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

Benalla Surrounds' dwellings, as per the latest Census, were 99.2% houses and 0.8% other dwellings. Non-Metro Vic., in comparison, had 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 the area was $220, lower than Non-Metro Vic.'s figure of $250. Nationally, Benalla Surrounds' mortgage repayments were significantly lower at $1,863 and rents substantially below the national average of $375.

Benalla Surrounds has a typical household mix, with a higher-than-average 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 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 is 2.4 people, which is 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 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 comprise 12.4% and certificates make up 30.4%. Educational participation is high, with 25.4% of residents currently enrolled in formal education.

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

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

Transport analysis indicates four active public transport stops in operation within Benalla Surrounds as of March 2021. These stops serve a mix of bus routes, with three individual routes providing a total of 27 weekly passenger trips. Transport accessibility is rated limited, with residents typically located 7178 meters from the nearest stop.

Service frequency averages three trips per day across all routes, equating to approximately six weekly trips per individual 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 very low at approximately 47% of the total population (~1,804 people), compared to the national average of 55.3%.

The most common medical conditions in the area are arthritis and mental health issues, impacting 10.8% and 8.1% of residents respectively. 63.5% of residents declare themselves completely clear of medical ailments, compared to 60.4% across Rest of Vic. As of 2021, 26.2% of residents are aged 65 and over (1,012 people). Health outcomes among seniors in the area are particularly strong, performing even 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, born in Australia, and speaking English only at home. Christianity is the predominant religion in Benalla Surrounds, comprising 49.6% of the population. Notably, Judaism is overrepresented, making up 0.2% compared to 0.1% across Rest of Vic..

The top three ancestry groups based on parents' country of birth are English (32.7%), Australian (30.4%), and Irish (11.5%). Other ethnic groups with notable divergences include Scottish at 11.0%, Dutch at 1.8%, and Welsh at 0.7%.

Benalla Surrounds ranks among the oldest 10% of areas nationwide

Benalla Surrounds' median age is 51 years, which is significantly higher than the Rest of Vic.'s average of 43 and considerably older than Australia's median age of 38. 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%, and 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 significant shifts in its age composition, with the 25 to 34 group projected to grow by 27%, reaching 386 people from 303. Meanwhile, population declines are projected for the 85+ and 15 to 24 cohorts.