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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
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Benalla Surrounds has an estimated 3,815 residents, up from 3,781 at the 2021 Census. Fewer than ten people live on each square kilometre, across a boundary that takes in surrounding rural land. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
AreaSearch indicates that the population of Benalla Surrounds stands at approximately 3,815 as of May 2026. This represents a growth of 34 individuals (0.9%) from the 3,781 residents documented in the 2021 Census. This adjustment is calculated using the ABS estimated resident population of 3,809 from June 2025 alongside 75 validated new addresses registered post-Census. Consequently, the region has a density of 1.8 persons per square kilometer, indicating a spacious living environment. Over the last ten years, Benalla Surrounds has shown steady development, registering a 0.7% compound annual growth rate that exceeded the SA3 region.
Overseas migration was the primary driver of this growth, accounting for roughly 63.9% of total population increases recently, though other components like interstate migration and natural increase also made positive contributions. Projections from ABS and Geoscience Australia released in 2024, using 2022 as a starting point, are applied to each SA2 region. For locations lacking this data, projections are derived from the 2023 VIC State Government Regional/LGA releases, adjusted by weighting and aggregating population growth from LGA to SA2 levels. The age-specific growth rates from these aggregations are applied to all regions for the years 2032 to 2041. Future projections suggest a downward trend for the overall population, with a forecast reduction of 20 persons by 2041 under this approach. Conversely, certain age groups are set to expand, particularly the 25 to 34 cohort, which is expected to rise by 71 people. See the age section for more details.
Frequently Asked Questions - Population
76 new dwellings have been approved in Benalla Surrounds over the past five years, an average of 15 a year. That is 4.0 approvals per 1,000 residents. Approvals are currently running at an annualised 9, well below that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Approximately 15 residential approvals occur annually in Benalla Surrounds, totaling 76 homes over the last 5 financial years (between FY-21 and FY-25) and 9 during FY-26 so far. An average of 0.7 people moved to the area for each new home built during the 5 financial years (between FY-21 and FY-25), indicating supply is keeping pace with or exceeding demand. This provides more options for buyers and supports population growth potential beyond current projections. New homes carry an average construction value of $400,000, slightly higher than the regional benchmark, pointing to quality-focused building.
Commercial approvals stand at $3.5 million for the current financial year, showing a quiet commercial construction sector. In comparison to Rest of Vic., the rate of new home approvals per capita in Benalla Surrounds is approximately two-thirds, placing it in the 53rd percentile of areas evaluated nationwide. Recent construction has consisted entirely of single-family detached homes, preserving the established low-density layout and appealing to buyers desiring spacious family residences. The ratio of 351 people per single dwelling approval highlights the quiet nature of local development. Since the population is projected to stabilize or decrease, housing demand in Benalla Surrounds should ease, potentially offering favorable conditions for purchasers.
Frequently Asked Questions - Development
Development applications around Benalla Surrounds
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 8 current infrastructure and development projects inside Benalla Surrounds, worth an estimated $1.55 billion. A further 96 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $7.21 billion. 33 are already under construction and 36 are due for completion within three years. The pipeline spans residential development, sports & recreation and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure projects, major works, and planning decisions significantly shape the trajectory of a region. AreaSearch has identified 18 projects expected to influence the local area. Notable initiatives include Livingston Benalla, Benalla Art Gallery Redevelopment, Benalla West - Stage One, and Park Lane Estate, with the primary projects outlined below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Benalla Art Gallery Redevelopment
The redevelopment of the Benalla Art Gallery is being delivered in two parallel stages by Midson Construction Victoria at a contracted cost of $8.2 million plus contingencies. Stage 1A, funded by the Victorian Government Regional Cultural Infrastructure Program, includes modern art storage facilities, staff area upgrades, cafe relocation and lobby improvements. Stage 1B, supported by the Australian Government Growing Regions Program, focuses on climate control modernisation, gallery space renovation, and sustainable design features. The heritage-listed Munro and Sargeant building is preserved throughout.The gallery closed to the public in September 2025 and operates from a temporary pop-up site at 75 Bridge Street East during construction.
Defence Mulwala and Benalla Facility Redevelopment
Redevelopment of the Commonwealth-owned, contractor-operated Benalla Munitions Facility in Victoria and Mulwala Explosive Facility in NSW to modernise domestic munitions, explosives and propellant production. The Benalla works support ammunition and explosive ordnance manufacturing, including domestic 155mm artillery ammunition capability, while the broader program includes infrastructure, building, security, utilities, resilience and climate adaptation upgrades. As of May 2026 the project remains in planning/procurement, with shortlisted managing contractor tender participants announced and contract award expected later in 2026.
Benalla West - Stage One
Homes Victoria's Big Housing Build project delivering 48 modern, accessible and energy-efficient social and affordable rental homes, replacing 21 ageing dwellings. The project also includes upgrades to Waminda Park with new play equipment, BBQ facilities, lighting and improved public spaces. Demolition and early works have commenced, with main construction scheduled through 2026 and completion expected in 2027.
Benalla West Housing Development - Big Housing Build
Redevelopment of ageing properties delivering 48 new modern, accessible, and energy-efficient social and affordable homes. The project includes an inclusive upgrade to Waminda Park and is funded by the Victorian Government's Big Housing Build.
Benalla Park Estate Residential Development
Large lot residential subdivision delivered by the Inglis Family. Estate comprises 32 rural residential lots (all 4,000 sqm plus) arranged around a native reserve with fibre to the premise NBN. Stage 1 (Lots 2-13) sold; Stage 2 (Lots 14-33) currently selling. Roads and services for Stage 1 completed and titles issued; ongoing sales and delivery for Stage 2.
Benalla Zone Substation Upgrade
A 16.5 million dollar lifecycle renewal of the Benalla Zone Substation on the Midland Highway at Benalla, delivered by AusNet as part of its wider network upgrade program. The project replaced 66kV switchgear, protection and control equipment that had reached the end of its serviceable life, extending the facility's operating life by a further 50 years. One of the 66kV powerlines running out of the substation supplies more than 12,500 customers across the Benalla Rural City and Mansfield Shire areas, including Mansfield, Bonnie Doon, Jamieson, Merrijig, Mount Buller and Woods Point.The critical asset switchover from old to new equipment was carried out during a single planned full-day outage on Sunday 4 May 2025, scheduled on a weekend and ahead of the alpine snow season to limit disruption to schools, commercial and industrial customers and regional tourism. AusNet used the same outage window to complete more than 70 parallel maintenance jobs across the two shires, including power pole and fuse replacements, reducing the need for future outages. Remaining substation works were programmed for completion in March 2026, and the project has since been retired from AusNet's active project register.
Park Lane Estate
A premium residential lifestyle estate featuring 75 blocks ranging from 2000m2 to 4210m2, offering modern country living with NBN connectivity, tree-lined streets, and panoramic views. Stage 2 is now selling with lots designed for families, retirees, and professionals seeking a tree change while maintaining city convenience. Located just 2 hours from Melbourne and 1 minute from Benalla CBD.
Livingston Benalla
A premium residential land estate in Benalla featuring multiple stages of development with lots ranging from 310m2 to 1010m2. Set among preserved natural landscape with signature red gums and open spaces, the estate offers modern amenities including parks, wetlands, and tree-lined streets with all town services.
2,052 residents of Benalla Surrounds are employed, from a labour force of 2,111. Unemployment sits at 2.8%, with participation at 64.7%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.2% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 3,197, about 84% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
A low unemployment rate of 2.8% characterizes the qualified workforce of Benalla Surrounds, which spans multiple industries. As of March 2026, there are 2,052 employed residents. The unemployment rate sits 0.9% lower than the 3.7% rate of Regional Vic., while participation in the labour force is standard at 64.7% compared to 61.1% in Regional Vic.. According to Census data, 25.4% of employed residents worked from home, a figure that may be influenced by pandemic-related lockdowns. The primary sectors employing local residents are agriculture, forestry & fishing, health care & social assistance, and construction.
The representation of agriculture, forestry & fishing is particularly high, at 3.1 times the regional average. Conversely, health care & social assistance is under-represented, employing 11.3% of the local workforce compared to 16.8% in Regional Vic.. The balance between working residents and local jobs suggests limited employment opportunities exist within the immediate area. According to analysis of SALM and ABS statistics, the workforce contracted by 2.3% over the 12-month period, while total employment fell by 2.5%, leading to a 0.2 percentage point rise in unemployment. By comparison, Regional Vic. saw employment decline by 0.1% and the labour force shrink by 0.3%, resulting in a 0.2 percentage point reduction. Jobs and Skills Australia's national employment projections from May-25 offer perspective on future local demand. These five and ten-year projections have been applied to the local workforce structure to model future employment trends. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, with performance varying by sector. Applying these national sector trends to the occupational profile of Benalla Surrounds suggests local employment could rise by 5.2% over five years and 11.6% over ten years (note that this represents a basic weighted projection for illustration and does not incorporate local population forecasts).
Frequently Asked Questions - Employment
Median household income in Benalla Surrounds is $1,363 a week (about $71,000 a year), with median personal income at $688 a week. ATO records put median taxable income at $42,486 a year against an average of $52,913. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Postcode-level ATO data compiled by AreaSearch for financial year 2023 shows a median taxpayer income of $42,486 and an average of $52,913 in the Benalla Surrounds SA2. This is below national baselines and compares to a median of $50,954 and average of $62,728 in Regional Vic.. Adjusting for Wage Price Index growth of 9.62% since financial year 2023 yields estimated values of $46,573 (median) and $58,003 (average) as of March 2026. Census indicators place local household, family, and individual incomes in the lower tier, between the 25th and 25th percentiles.
Specifically, the $1,500 - 2,999 weekly bracket accounts for 29.8% of residents (1,136 individuals), close to the wider regional level of 30.3%. Residents retain 89.8% of income after housing costs, though disposable income is below average at the 33rd percentile, and the SEIFA index ranks the area in the 5th decile.
Frequently Asked Questions - Income
Benalla Surrounds had 1,462 occupied dwellings at the 2021 Census, 99% detached houses and 0% apartments. 38% are owned with a mortgage, 9% rented and 53% owned outright. At that Census the median rent was $220 a week and the median mortgage repayment $1,365 a month. Rent absorbs 16.1% of household income here and mortgage repayments 23.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the last Census, the housing mix in Benalla Surrounds consisted of 99.2% detached houses and 0.8% other options (semi-detached properties, apartments, and alternative dwellings), compared to 90.1% houses and 9.9% other dwellings in Regional Vic.. Home ownership was high at 52.9%, with remaining households holding a mortgage (37.8%) or renting (9.3%). The median monthly mortgage cost was $1,365, below the Regional Vic. average of $1,430, while the median weekly rent was $220, compared to $285 regionally. These figures are lower than the national averages of $1,863 for mortgages and $375 for weekly rent.
Frequently Asked Questions - Housing
Benalla Surrounds counted 1,462 households at the 2021 Census, averaging 2.4 people each. 26% are couples with children, against 41% couples without children. 24% of households are people living alone, and families average 1.9 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families represent the majority of households at 74.4%, consisting of 26.3% couples with children, 40.6% couples without children, and 6.4% single-parent households. Non-family households account for 25.6%, with single-person households at 24.0% and group housing making up 1.8%. The average household size matches the regional benchmark of 2.4 residents.
Frequently Asked Questions - Households
19.8% of adults in Benalla Surrounds hold a university qualification, including 13.6% with a bachelor degree and 2.9% with postgraduate qualifications. A further 30.4% hold a vocational qualification. 6 schools serve the area, with 18 enrolment places and an average ICSEA of 972 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational attainment levels show opportunities for advancement, with tertiary qualification rates at 19.8% compared to the VIC average of 33.4%. Among those with degrees, bachelor qualifications lead at 13.6%, followed by graduate diplomas at 3.3% and postgraduate degrees at 2.9%. Vocational and technical training is common, with 42.8% of residents aged 15+ holding qualifications, including advanced diplomas (12.4%) and certificates (30.4%). Enrolment in education is high, with 25.4% of residents actively studying. This group includes 9.9% in primary school, 8.3% in high school, and 1.5% in higher education.
Frequently Asked Questions - Education
Schools Detail
Getting around Benalla Surrounds means driving: households keep an average of 2.2 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
Public transport services in Benalla Surrounds consist of 4 active stops. These stops accommodate 1 distinct routes, delivering a combined total of 16 weekly passenger trips. Access to public transport is limited, with residents living an average of 7178 meters from the nearest stop. The region is primarily residential, with most workers commuting out of the area; cars are the primary mode of travel at 94%, while 5% of commuters walk. Average vehicle ownership stands at 2.2 per home, above the regional standard. A notable 25.4% of residents worked from home (2021 Census; likely reflecting pandemic conditions).
Average service frequency is 2 trips per day across the network, translating to roughly 4 weekly trips for each transport stop.
Frequently Asked Questions - Transport
Transport Stops Detail
63.5% of residents in Benalla Surrounds report no long-term health condition. 4.8% need daily assistance with core activities, and 46.3% hold private health cover. The standardised death rate runs at 4.3 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators for the population of Benalla Surrounds are generally positive, with mortality rates and medical conditions aligning with national averages across different age cohorts. Private health insurance coverage is low, held by approximately 46% of the population (~1,766 people), compared to 50.5% in Regional Vic. and a national benchmark of 55.7%. Arthritis and mental health conditions are the most prevalent medical issues, affecting 10.8% and 8.1% of residents respectively. Meanwhile, 63.5% of the population reported no chronic conditions, similar to the 63.4% recorded across Regional Vic.. Chronic health issues are elevated among working-age residents, while the population aged 65 and over stands at 27.7% (1,055 people), exceeding the Regional Vic.
figure of 23.9%. Health outcomes for local seniors are strong, outperforming general national trends.
Frequently Asked Questions - Health
Benalla Surrounds is largely Australian-born, at 91.3% of residents, with 2.4% speaking a language other than English at home. The largest reported ancestries are English (32.7%) and Australian (30.4%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Indicators show low cultural diversity in Benalla Surrounds, where 89.2% of the population are citizens, 91.3% were born in Australia, and 97.6% speak only English at home. Christianity is the primary religious affiliation, practiced by 49.6% of residents. The most distinct relative variance is in Judaism, representing 0.2% of the population compared to 0.1% in Regional Vic.. The principal ancestries identified by residents are English at 32.7%, Australian at 30.4%, and Irish at 11.5%. Certain backgrounds show higher representation than the regional average, with Scottish ancestry at 11.0% (compared to 8.8% regionally), Dutch at 1.8% (compared to 1.7%), and Welsh at 0.7% (compared to 0.4%).
Frequently Asked Questions - Diversity
The median resident of Benalla Surrounds is 51, older than 94% of areas nationally. That is 1 year younger than at the 2021 Census. 16.9% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age of 51 in Benalla Surrounds is higher than the Regional Vic. average of 43 and the national average of 38. The 65 - 74 age group is highly represented at 18.5%, well above the national level of 9.4%, while the 25 - 34 cohort is lower at 7.2%. Since the 2021 Census, the 35 to 44 cohort increased from 9.7% to 11.7%, and the 15 to 24 group rose from 8.2% to 9.7%. Conversely, the 55 to 64 group decreased from 20.2% to 17.2%, and the 45 to 54 cohort fell from 13.7% to 12.1%.
By 2041, demographic changes will see the 45 to 54 cohort grow by 16% (74 people) to reach 537 from 462, while the 85+ and 15 to 24 age groups are expected to decline.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Benalla Surrounds
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2026 last month all 8 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jul 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 75 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (3,781 at the 2021 Census → 3,815 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (204021064). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.