Benowa
Benowa's 38.8% overseas-born population stands out in a suburb of 9,889 people, while its median age of 44 is 4 years above the national figure. Household income sits at the 71.8th percentile, and 40.6% of residents hold a university qualification, 10.5 percentage points above the national level. The established-wealth profile is supported by 40.1% outright ownership and 49.3% of homes with four or more bedrooms. Compared with high-rise Surfers Paradise, Benowa is more family-oriented, with 61.2% separate houses and 46.9% couples with children, while its aging trajectory is becoming more visible.
Population
9,889
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,918/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Benowa suits buyers seeking larger established homes because 49.3% of dwellings have four or more bedrooms and 61.2% are separate houses. Another 28.3% are semi-detached, giving more choice than a predominantly detached market, while apartments account for 10.4%. No current median house price is available, so buyers should anchor negotiations to recent comparable sales. Mortgage payments average $2,167 a month, compared with weekly rent of $580, and mortgage costs equal 26.1% of household income, below the 30.2% rent-to-income rate. With 40.1% owning outright and 36.2% holding a mortgage, Benowa suits established households more than buyers seeking a low-cost entry market.
For Buyers
Benowa suits buyers seeking larger established homes because 49.3% of dwellings have four or more bedrooms and 61.2% are separate houses. Another 28.3% are semi-detached, giving more choice than a predominantly detached market, while apartments account for 10.4%. No current median house price is available, so buyers should anchor negotiations to recent comparable sales. Mortgage payments average $2,167 a month, compared with weekly rent of $580, and mortgage costs equal 26.1% of household income, below the 30.2% rent-to-income rate. With 40.1% owning outright and 36.2% holding a mortgage, Benowa suits established households more than buyers seeking a low-cost entry market.
For Investors
Benowa has a 21.4% renting share and weekly rent of $580, creating an established tenant base, while the 8.0% vacancy rate suggests more available stock than a tightly constrained rental market. That combination may temper short-term rent competition, even though rents have grown 39.8% and affordability is worsening. Investment appeal is stronger for owners targeting larger homes, since 49.3% have four or more bedrooms, than for investors relying on compact apartment demand. Development activity is visible but limited at 8 applications in 12 months. Growth runs at 1.58% annually and is driven by overseas migration, which supports demand but does not remove vacancy risk.
Development Activity
Total DAs
8
Last 12 Months
8
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Benowa
Open-register school locations for education access. This is not a school-quality ranking.
St Kevin's School (Benowa)
Benowa State High School
Benowa State School
Demographics
Benowa combines an older age profile with international diversity. Median age is 44, 4 years above the national figure, while 38.8% of residents were born overseas, 17.2 percentage points above the national share. English ancestry is recorded for 3,502 people, followed by Irish at 956 and Chinese at 947; Mandarin is the leading listed non-English language at 284 speakers. Couples with children make up 46.9% of families, versus 37.5% couples without children, and average household size is 2.7, or 0.2 above the national figure. Compared with high-rise Surfers Paradise, Benowa's 2.7-person households and 46.9% couples with children point to a more family-centred profile. Its aging trajectory matters as the senior share has risen 4.5 percentage points.
Age Distribution
Bedrooms
Dwelling Structure
61.2%
Houses
28.3%
Townhouse
10.4%
Apartment
Tenure
Benowa's tenure mix points to a relatively settled market: 40.1% of households own outright, 36.2% hold a mortgage and 21.4% rent. The outright ownership share is higher than the renting share because the suburb has many established owners. Housing is also spacious, with 49.3% of dwellings containing four or more bedrooms, 34.6% three bedrooms, 14.4% two bedrooms and 1.8% studios or one-bedroom homes. Separate houses account for 61.2%, compared with 28.3% semi-detached dwellings and 10.4% apartments. Weekly rent is $580, while mortgage payments are $2,167 monthly and equal 26.1% of household income, below the 30.2% rent-to-income rate. Compared with Surfers Paradise, this is a lower-rise, family-weighted housing pattern.
Mortgage / mo
$2,167
Rent / wkiMedian weekly rent for new bonds (Jun 2026 quarter), QLD RTA bond data. Census 2021 median: $580.
$1,250
Bond data Jun 2026 quarter · houses $1,250 · units $850
HH Size
2.7
Personal Income / wk
$776
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.0%
Unoccupied
298
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
30.2% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
46.9%
Couples with children
37.5%
Couples, no children
14.7%
Single parent
2,776
Total families
Economy & Employment
Benowa's employment base is led by healthcare at 20.4% of jobs, followed by professional and technical services at 11.0%, education at 10.0%, construction at 9.5% and retail at 7.7%. This mix is more service-oriented than a suburb reliant on one trade because health, education and professional work spread demand across several sectors. Professionals number 1,117 and managers 740, consistent with household income at the 71.8th percentile. Labour force participation is 59.5%, unemployment is 5.7%, and 2,346 people work full time compared with 1,737 part time. SEIFA places Benowa in decile 7 for education and occupation and decile 8 for economic resources and advantage, above the middle of the national distribution. These indicators support stable purchasing power, although retail and construction remain more cyclical than healthcare.
Unemployment
5.7%
Labour Force
4,798
Unemployed
275
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.9%
Part-time
38.4%
Participation
59.5%
Employed
4,523
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
40.6%
Postgraduate
10.7%
Born Overseas
38.8%
Dwellings
3,411
Transport to Work
Benowa provides a practical, car-oriented lifestyle, with 71.5% of commuters driving and only 0.9% using public transport; 20.0% work from home, which can reduce daily travel for some households. Three schools operate locally across government and Catholic sectors, including primary and high-school options, so families should check enrolment zones against the exact address. A current suburb crime rate is unavailable, so safety should be assessed using recent Queensland Police information and an address-level check. Socioeconomic access is stronger than the national middle, with SEIFA decile 8 for advantage and economic resources and decile 7 for education and occupation. The 2.5% walking or cycling share is lower than the car-driver share because the suburb covers 6.55 square kilometres at a density of 1,508.9 people per square kilometre.
Drive
71.5%
Public Transport
0.9%
Walk / Cycle
2.5%
Work from Home
20.0%
Population Forecast
+1.58%/yr
(+170 people/yr)
EstablishedBenowa's wider-area growth trend is 1.58% a year, with overseas migration the primary driver. The trajectory is classified as Aging, alongside a 4.5 percentage-point rise in the senior share, a 2.5-point fall in the working share and 24.0% population change over ten years. Affordability has worsened, moving from 72.4 in 2011 to 74.7 in 2021, while rent growth reached 39.8%, so demand is expanding faster than household cost relief. Gentrification remains at Early signs, with a score of 25, and real income growth is 10.1%. Compared with a mature suburb with flat demand, the 1.58% annual pace and overseas-migration base point to continued change, but the aging pattern means growth is likely to favour services and accessible housing over a younger renter surge.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+164
Net Internal / yr
+26
Gentrification Signal
Early signs
Population +29% since 2011, Accelerating: 9% → 19%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Benowa compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Benowa a good suburb to live in?
Benowa can suit households seeking larger homes, established ownership and access to 3 local schools. Its median age is 44, household income ranks at the 71.8th percentile, and 61.2% of dwellings are separate houses. The main trade-off is car dependence, with 71.5% driving and only 0.9% using public transport.
What is the median house price in Benowa?
A current median house price is unavailable. Buyers should compare recent sales by dwelling type, especially because 61.2% of homes are separate houses and 49.3% contain 4 or more bedrooms. Weekly rent is $580, which can provide a useful reference when assessing purchase costs and likely rental demand.
What schools are in Benowa?
Benowa has 3 listed schools: Benowa State School, Benowa State High School and St Kevin's School. The local mix includes 2 government schools and 1 Catholic non-state school, covering primary and high-school options. Families should confirm enrolment zones and year-level availability for the exact address.
Is Benowa safe?
A current suburb crime rate is unavailable, so safety cannot be ranked reliably against other areas from the available figures. Benowa has 9,889 residents across 6.55 square kilometres, meaning conditions can vary by street and activity centre. Check recent Queensland Police information and inspect the immediate area at different times before deciding.
Is Benowa good for property investment?
Benowa has a 21.4% renting share, $580 weekly rent and an 8.0% vacancy rate, giving investors both tenant demand and a need to manage vacancy risk. Wider-area growth runs at 1.58% annually and is driven by overseas migration. Larger homes may suit the market better than compact apartments because 49.3% of dwellings have 4 or more bedrooms.
How is Benowa's population changing?
Growth across the wider area runs at 1.58% a year and is primarily driven by overseas migration. The population change measure is 24.0% over 10 years, while the trajectory is classified as Aging. The senior share has increased by 4.5 percentage points and the working share has fallen by 2.5 points.
What languages are spoken in Benowa?
Benowa has an overseas-born share of 38.8%, which is 17.2 percentage points above the national figure. Mandarin is the leading listed non-English language with 284 speakers, followed by Korean at 105, Japanese at 89, Cantonese at 60 and Persian at 44. English ancestry is recorded for 3,502 people.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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