Benowa
Benowa sits in the Gold Coast's established-wealth belt with 41.0% owning outright, the highest outright ownership in this QLD cohort, yet the 30.2% rent-to-income ratio has crossed the stress threshold for tenants. Chinese ancestry (947) ranks 4th, the highest non-European group, and 38.8% were born overseas, 17.2 points above the national average. Mandarin (284 speakers) leads non-English languages by a wide margin. The median age of 44 runs 4 years above national, with the senior share expanding 4.5 points over the decade. Four-bedroom homes make up 49.3% of stock, the highest share in this QLD cohort, while the IRSAD decile 8 confirms above-average advantage.
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
1
Median House
$678K
Estimated from rent (2025)
The estimated $678,000 median (rent-derived) positions Benowa as a mid-range Gold Coast option. Four-bedroom homes dominate at 49.3%, with three-bedrooms at 34.6%, giving families substantial space. Houses comprise 61.2% of stock, semi-detached 28.3%, and apartments 10.4%. Mortgage-to-income at 26.1% is below the stress threshold. All 3 schools sit above ICSEA 1,060: Benowa State School (1,089, 894 students), St Kevin's (1,072, 427) and Benowa State High (1,064, 2,129). The high outright ownership share (41.0%) suggests an established resident base of long-term holders who have paid off their properties, creating a mature, stable market.
For Buyers
The estimated $678,000 median (rent-derived) positions Benowa as a mid-range Gold Coast option. Four-bedroom homes dominate at 49.3%, with three-bedrooms at 34.6%, giving families substantial space. Houses comprise 61.2% of stock, semi-detached 28.3%, and apartments 10.4%. Mortgage-to-income at 26.1% is below the stress threshold. All 3 schools sit above ICSEA 1,060: Benowa State School (1,089, 894 students), St Kevin's (1,072, 427) and Benowa State High (1,064, 2,129). The high outright ownership share (41.0%) suggests an established resident base of long-term holders who have paid off their properties, creating a mature, stable market.
For Investors
Renters at 21.9% provide a relatively shallow tenant pool, below the national average. Median weekly rent of $580 against a $678,000 estimated median yields roughly 4.4% gross, strong by national standards. However, rent-to-income at 30.2% exceeds the stress threshold for tenants, heightening default risk. Rent grew 39.8% over the decade, above inflation. The vacancy rate of 8.0% is moderate. Overseas migration at +164 per year drives demand. Only 1 DA was lodged in 12 months, meaning new supply is negligible. The gentrification score of 25 (early signs) suggests the suburb may attract upgraders, but the aging trajectory complicates the growth thesis.
Development Activity
Total DAs
1
Last 12 Months
1
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 iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Benowa State School
Prep-6 · 894 students
St Kevin's School
Prep-6 · 427 students
Benowa State High School
7-12 · 2129 students
Demographics
Chinese ancestry (947) is the largest non-European group after English (3,502), reflecting the Gold Coast's appeal to Chinese migrants. With 38.8% born overseas (17.2 points above national), the suburb is distinctly multicultural. University qualifications at 40.6% are 10.5 points above national. Mandarin (284 speakers) leads non-English languages, far ahead of Korean (105), Japanese (89) and Cantonese (60). The median age of 44 sits 4 years above national, and the senior share expanded 4.5 points over the decade while working-age contracted 2.5 points. Average household size of 2.7 is slightly above national. Couples with children (3,462) outnumber couples without (2,108).
Age Distribution
Bedrooms
Dwelling Structure
61.2%
Houses
28.3%
Townhouse
10.4%
Apartment
Tenure
Outright owners at 41.0% lead tenure, with 37.1% on mortgages and 21.9% renting, the lowest renter share among QLD suburbs in this batch. Houses (61.2%) dominate, with semi-detached at 28.3% and apartments at 10.4%. The 49.3% share of four-bedroom homes is the highest in this QLD cohort, reflecting Benowa's family-estate character. The $678,000 estimated median provides mid-range Gold Coast access. Mortgage-to-income at 26.1% is comfortable, but rent-to-income at 30.2% crosses the stress threshold, a divergence that benefits owners over renters. Affordability worsened from 72.4% to 74.7% over the decade.
Mortgage / mo
$2,167
Rent / wk
$580
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
25.9%
Couples, no children
8,141
Total families
Economy & Employment
Healthcare leads at 20.4% (630 workers), followed by Professional/Tech (11.0%, 341), Education (10.0%, 310), Construction (9.5%, 295) and Retail (7.7%, 237). This five-sector spread is typical of Gold Coast established suburbs. The occupation mix leans white-collar: Professionals (1,117), Managers (740) and Clerical/Admin (583) lead. Full-time employment at 57.5% is the lowest in this batch, with the participation rate at 54.1% reflecting the older demographic. Unemployment at 6.3% runs above average. The SEIFA profile (IEO decile 7, IER decile 8, IRSAD decile 8) confirms above-average advantage, with the IER decile 8 reflecting accumulated wealth from home ownership.
Unemployment
2.3%
Labour Force
5,749
Unemployed
132
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.5%
Part-time
36.2%
Participation
54.1%
Employed
4,083
Occupations
Top Industries
University
40.6%
Postgraduate
10.7%
Born Overseas
38.8%
Dwellings
3,411
Transport to Work
Car dependency is extreme at 89.5%, with public transport at 1.1% and walking/cycling at 3.1%, typical for Gold Coast residential suburbs. The 3 schools all perform above the benchmark: Benowa State School (ICSEA 1,089, 894 students), St Kevin's (1,072, 427) and Benowa State High (1,064, 2,129), providing primary and secondary coverage. The IRSAD decile 8 confirms above-average advantage. Rent-to-income at 30.2% is the primary livability concern for tenants, though mortgage stress at 26.1% remains manageable for owners. The volunteering rate of 14.0% is moderate.
Drive
89.5%
Public Transport
1.1%
Walk / Cycle
3.1%
Work from Home
N/A
Population Forecast
+1.58%/yr
(+170 people/yr)
EstablishedPopulation grows at 1.58% per year (170 persons), with 24.0% growth over the past decade, above the national average. Overseas migration at +164 per year drives demand, with internal migration a modest +26. Medium projections forecast 11,715 by 2031, up from 10,728 in 2025. The gentrification score of 25 (early signs) and acceleration from 9% to 19% growth rate suggest the suburb may be entering a new phase. The aging trajectory (senior share +4.5 points, higher than national) and declining working-age share (-2.5 points) indicate demographic aging is outpacing the growth. Affordability worsened from 72.4% to 74.7%.
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 suits established families on the Gold Coast: IRSAD decile 8, 3 schools above ICSEA 1,060, and 49.3% four-bedroom homes. The $678,000 estimated median is accessible for the area. Mortgage stress at 26.1% is comfortable. The trade-off is extreme car dependency (89.5% drive) and an aging population (senior share +4.5 points).
What is the median house price in Benowa?
The estimated median is $678,000 (rent-derived for 2025). Monthly mortgage repayments of $2,167 produce a mortgage-to-income ratio of 26.1%, below stress. Median weekly rent is $580 with rent-to-income at 30.2%, just above the stress threshold. The 41.0% outright ownership rate is notably high.
What schools are in Benowa?
Benowa has 3 schools. Benowa State School (ICSEA 1,089, 894 students) and St Kevin's (1,072, 427 students) provide primary options above the national benchmark. Benowa State High School (ICSEA 1,064, 2,129 students) is one of the Gold Coast's larger secondary schools, also above benchmark.
Is Benowa safe?
Crime data is not available for Benowa in the current dataset. The IRSD decile 7 and IRSAD decile 8 indicate above-average socio-economic conditions, factors typically correlated with lower crime rates. The 78.1% owner-occupier share (combined outright and mortgage) and 71.0% residency stability suggest a stable community.
Is Benowa good for property investment?
Gross yield of roughly 4.4% ($580/week on $678,000) is strong nationally. However, the 21.9% renter share limits the tenant pool, and rent-to-income at 30.2% signals tenant stress. The 8.0% vacancy rate is moderate. Only 1 DA in 12 months means negligible new supply. Overseas migration at +164/year supports demand.
How is Benowa's population changing?
Population grew 24.0% over the decade, averaging 1.58% (170 people) per year, driven by overseas migration at +164/year. The senior share expanded 4.5 points, and the working-age share contracted 2.5 points, indicating demographic aging. Medium projections forecast 11,715 by 2031. The median age of 44 is 4 years above national.
What languages are spoken in Benowa?
With 38.8% born overseas (17.2 points above national), Benowa is linguistically diverse. Mandarin dominates at 284 speakers, nearly triple the next language (Korean, 105). Japanese (89), Cantonese (60) and Persian (44) follow. The East Asian language concentration reflects the Gold Coast's established Chinese and Korean communities.
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 Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), 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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