Benalla, VIC 3672
Benalla Rural City, Victoria
Good to Know
Benalla, VIC 3672 is a regional, moderate-yielding house market in the Benalla area, currently positioned as a income-and-growth opportunity submarket. It is home to roughly 10,822 adult residents across 6,808 dwellings, and records a vacancy rate of 3.29%.
According to HtAG Analytics, Benalla is exhibiting tight supply and steady demand. Stock on Market sits at 0.26% and Inventory at 2.06 months — below the ~3-month balanced-market threshold — driving +6.5% YoY price growth and +3.9% YoY rent growth.
What the market data is signalling
Benalla shows stronger capital momentum than rental pressure: 1-year price growth of +6.5% outpaces 1-year rent growth of +3.9%, while gross yield sits at a healthy 4.98%. Supply-side readings are supportive for owners — Stock on Market is an opportune 0.26% and Inventory is an opportune 2.06 months — although the vacancy rate at 3.29% remains in the balanced band. For a visual of where Benalla sits in the national context, see the Markets in the Moment (MiM™) heatmap.
Who lives in Benalla — and why it matters for investors
Benalla's IRSAD of 936 sits above HtAG's minimum-recommended threshold, indicating modest socio-economic advantage which can underpin lower downside volatility. The renter/owner split is a neutral 26.0%, so ownership remains dominant, while the units/houses ratio is an opportune 8.0%, signalling a market driven by houses rather than unit-stock — an important factor for strategy and liquidity. Read more on how advantage bands affect outcomes in our IRSAD Crossover study.
Why suburb-level data matters for Benalla
Council- or region-level averages can hide local pockets of strength or weakness; decisions should rest on Benalla's own metrics. In Benalla you can see a typical house price of $505,037, a gross yield of 4.98%, Stock on Market at 0.26%, Inventory at 2.06 months and a days-on-market of 41 days — all of which materially shape holding-period outcomes and cashflow. For more on why suburb granularity matters, see our LGA vs Suburb research.
For a downloadable breakdown, get the full Benalla data guide.
What's behind the RCS™ score of 72
HtAG's RCS™ of 72 bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into one composite to help match markets to investor strategy. Each sub-score matters: a higher growth sub-score supports capital-first strategies, while cashflow resilience supports yield-focused investors. Learn more about how the RCS™ is built.
open Benalla in HtAG Copilot to inspect sub-score details and scenario projections.
Forward signals to watch
vacancy rate — currently 3.29%: a sustained reading in the balanced band suggests rental conditions are neither tight nor weak; a move above 3.5% over 12–24 months would flag tenant-market softening and pressure on rents.
building approvals ratio — currently 1.99%: this neutral reading implies modest new supply; a marked rise would indicate pipeline completions that could relieve price/rent pressure over time.
Melbourne cycle phase: a city-wide shift in momentum (slower or stronger) would influence regional demand and capital flows into Benalla, altering local price momentum and investor sentiment.
Does this area meet your investment goals?
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RCS Breakdown
Benalla's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
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Critical to know
Market Trends
Benalla's headline values — $505K to buy and $483PW to rent, a 4.97% gross yield. Over the past decade, prices have moved 84.94% and rents 77.29% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$505K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$483PW today, with rent growth at (+3.86% YoY) compared to price growth (+6.52%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Benalla in its cycle - and is the 4.97% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping Benalla's long-hold story?
Beyond the headline price, Benalla carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
Benalla's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Fundamentals
Benalla can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is Benalla genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do Benalla prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into Benalla - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
Benalla looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does Benalla's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether Benalla has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
Benalla shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether Benalla has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
The total adult population (15 years or older) of Benalla 3672 VIC is 9,306, with a median age of 51. Of those, 43.52% are married, 16.47% are divorced or separated, 30.87% are single and 9.10% are widowed.
The average household size is 2.1 people per dwelling, and the median household monthly income is estimated to be $6,084. The median monthly mortgage repayment for households in this suburb is $1,253 which is 20.60% of their earnings.
Source: ABS Census Data (2021)