Bena vs Korumburra

Korumburra is the younger of the two, with a median age of 47 against 51 in Bena. In both, the large majority of households own their home and the large majority of homes are detached houses. In Bena, about half of households are couple families. Houses cost more in Bena: a median of $780,000, against $585,000 in Korumburra, and rent is higher there too. On these figures, Bena tends to suit couples, while Korumburra suits buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Korumburra

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (4 vs 0)
  • has more schools inside the suburb (3 vs 0)
  • has more childcare (3 vs 0)
  • But Bena carries lower crime risk (22/100 vs 79/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Korumburra

ahead on the one thing that separates them

  • has cheaper houses ($585,000 vs $780,000)

Weighs house prices and mortgage stress.

Renters

Bena

ahead on the one thing that separates them

  • leaves renters under less rental stress (17% vs 23%)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

They split

one each way, out of the 3 things we measure here

  • Bena sits closer to the CBD (118.7 km vs 120.9 km)
  • Korumburra is more walkable (56/100 vs 0/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 4 things we measure here

  • Bena carries lower crime risk (22/100 vs 79/100)
  • Korumburra is more walkable (56/100 vs 0/100)

Weighs who already lives there, GPs, walkability, and crime.

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Bena and Korumburra drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Bena Korumburra
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Bena Korumburra
Walkability 0 / 56
Bena — Walkability: 0/100 Korumburra — Walkability: 56/100
Safety 78 / 21
Bena — Safety: 78/100 Korumburra — Safety: 21/100
Low fire risk 100 / 100
Bena — Low fire risk: 100/100 Korumburra — Low fire risk: 100/100
Low flood risk 83 / 82
Bena — Low flood risk: 83/100 Korumburra — Low flood risk: 82/100

Demographics

Korumburra has more residents (4,749 vs 303); Bena has higher household incomes ($87,724 vs $61,100).

Bena Korumburra
Population 303 4,749
+1467% vs other
Population trend (2016 → 2021) +3.1% +6.3%
Median age 51 47
Median household income $87,724/yr
+30% vs other
 $61,100/yr
Median weekly rent $285/wk
+5% vs other
 $270/wk

Age profile

Share of residents in each band, 2021 Census.

Bena Korumburra
0-4 5.9% / 5.7%
Bena — 0-4: 5.9% Korumburra — 0-4: 5.7%
5-14 8.6% / 11.2%
Bena — 5-14: 8.6% Korumburra — 5-14: 11.2%
15-19 3.6% / 5.7%
Bena — 15-19: 3.6% Korumburra — 15-19: 5.7%
20-24 2.0% / 4.2%
Bena — 20-24: 2.0% Korumburra — 20-24: 4.2%
25-34 12.2% / 10.8%
Bena — 25-34: 12.2% Korumburra — 25-34: 10.8%
35-44 8.6% / 9.6%
Bena — 35-44: 8.6% Korumburra — 35-44: 9.6%
45-54 12.2% / 12.2%
Bena — 45-54: 12.2% Korumburra — 45-54: 12.2%
55-64 23.4% / 14.4%
Bena — 55-64: 23.4% Korumburra — 55-64: 14.4%
65-74 14.9% / 14.1%
Bena — 65-74: 14.9% Korumburra — 65-74: 14.1%
75-84 4.3% / 8.1%
Bena — 75-84: 4.3% Korumburra — 75-84: 8.1%
85+ 3.0% / 4.1%
Bena — 85+: 3.0% Korumburra — 85+: 4.1%

Bars are drawn against the largest share shown (23.4%).

Who lives together

Household composition, 2021 Census.

Bena 50.0% couple families
Bena — Couple Families: 50.0% Bena — Lone Person: 35.9% Bena — One Parent Families: 14.1% Bena — Group Household: 0.0% Bena — Other Families: 0.0%
Korumburra 35.2% couple families
Korumburra — Couple Families: 35.2% Korumburra — Lone Person: 43.8% Korumburra — One Parent Families: 15.9% Korumburra — Group Household: 3.6% Korumburra — Other Families: 1.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bena 14.7% renting
Bena — Owned Outright: 45.7% Bena — Mortgage: 39.7% Bena — Renting: 14.7%
Korumburra 20.0% renting
Korumburra — Owned Outright: 43.6% Korumburra — Mortgage: 36.4% Korumburra — Renting: 20.0%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Bena Korumburra
Certificate III & IV 20.1% / 17.9%
Bena — Certificate III & IV: 20.1% Korumburra — Certificate III & IV: 17.9%
Bachelor Degree 9.9% / 7.3%
Bena — Bachelor Degree: 9.9% Korumburra — Bachelor Degree: 7.3%
Advanced Diploma / Diploma 7.3% / 7.7%
Bena — Advanced Diploma / Diploma: 7.3% Korumburra — Advanced Diploma / Diploma: 7.7%
Postgraduate Degree 2.6% / 1.7%
Bena — Postgraduate Degree: 2.6% Korumburra — Postgraduate Degree: 1.7%
Graduate Diploma / Certificate 1.3% / 1.8%
Bena — Graduate Diploma / Certificate: 1.3% Korumburra — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (20.1%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Bena Korumburra
England 4.0% / 3.4%
Bena — England: 4.0% Korumburra — England: 3.4%
Netherlands 1.7% / 0.5%
Bena — Netherlands: 1.7% Korumburra — Netherlands: 0.5%
New Zealand 1.0% / 1.1%
Bena — New Zealand: 1.0% Korumburra — New Zealand: 1.1%
Scotland 1.0% / 0.4%
Bena — Scotland: 1.0% Korumburra — Scotland: 0.4%
Italy — / 1.1%
Bena — Italy: not among its largest Korumburra — Italy: 1.1%
Philippines — / 0.6%
Bena — Philippines: not among its largest Korumburra — Philippines: 0.6%

Bars are drawn against the largest share shown (4.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bena 100.0% houses
Bena — Houses: 100.0% Bena — Townhouses: 0.0% Bena — Flats / Apartments: 0.0%
Korumburra 90.8% houses
Korumburra — Houses: 90.8% Korumburra — Townhouses: 8.2% Korumburra — Flats / Apartments: 1.0%
Houses Townhouses Flats / Apartments

Property market

Bena Korumburra
Median house price $780,000 $585,000
Median unit price — $435,000
Median land price — $427,500
Typical days to sell (houses) — 56 days
from 67 sales

Zoning mix

Bena has more rural and farming land (98% vs 86%).

Bena Korumburra
Rural and farming 98% 86%
Residential 0% 7%
Infrastructure and transport 1% 4%
Parks and recreation 0% 1%
Industrial 0% 1%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Bena Korumburra
New dwellings approved 170
across South Gippsland
same for both
Approvals change year on year +21%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Bena Korumburra
Houses — 4.1%
$525/wk on $659K
Units —
same for both

Ranking within VIC

Bena Korumburra
House price — Higher than 21% of VIC
Income Higher than 57% of VIC Higher than 22% of VIC
Schools — Higher than 68% of VIC
Walkability Higher than 1% of VIC Higher than 87% of VIC
Affordability — Higher than 51% of VIC
EV adoption — Higher than 16% of VIC
NBN connectivity Higher than 38% of VIC Higher than 79% of VIC
Rental yield (houses) — Higher than 76% of VIC

Liveability

Korumburra is more walkable (56 vs 0).

Bena Korumburra
Grade — B
Score — 53/100
Socio-economic band advantaged area
decile 7/10
 below-average income
decile 2/10

Risk profile

Korumburra carries more crime risk (79 vs 22).

Bena Korumburra
Bushfire None
0/100
same for both
Crime Low
22/100
 High
79/100
Flood Low
17/100
 Low
18/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 2
within 5 km

Schools

Bena Korumburra
Inside the suburb 0 3
Rated above peers 0 1
Rated at peers 0 2
Rated below peers 0
same for both

Schools in Bena

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Korumburra

  • Korumburra Primary School Government · Primary above peers
  • Korumburra Secondary College Government · Secondary at peers
  • St Joseph's School Catholic · Primary at peers

Amenities in the suburb

Bena Korumburra
Supermarkets 0 1
Cafes & restaurants 0 4
Parks & reserves 0 4
Childcare 0 3
GPs 0 1
Pharmacies 0 3
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 0 2
Fuel stations 0 3
EV chargers 0 2
Waterways 7 8

Mobility

Korumburra sits further from the CBD (120.9 km vs 118.7 km).

Bena Korumburra
Walkability score 0/100 56/100
Distance to Melbourne 118.7 km 120.9 km
+2% vs other
Drive time (normal traffic) 93 min 94 min
Electric vehicle share 0.0%
postcode 3946
 0.2%
postcode 3950
Rooftop solar per 100 dwellings 52
postcode 3946
 43
postcode 3950

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Bena Korumburra
Car (driver) 60.6% / 77.9%
Bena — Car (driver): 60.6% Korumburra — Car (driver): 77.9%
Worked from Home 35.4% / 14.1%
Bena — Worked from Home: 35.4% Korumburra — Worked from Home: 14.1%
Walked Only 3.9% / 3.1%
Bena — Walked Only: 3.9% Korumburra — Walked Only: 3.1%
Car (passenger) — / 4.3%
Bena — Car (passenger): not among its largest Korumburra — Car (passenger): 4.3%
Bus — / 0.3%
Bena — Bus: not among its largest Korumburra — Bus: 0.3%

Bars are drawn against the largest share shown (77.9%).

Setting

Bena Korumburra
Elevation 199 m
above sea level, at the suburb centre
 223 m
above sea level, at the suburb centre
Distance to the ocean 17.9 km 22.1 km

NBN connectivity

Bena Korumburra
Connectivity score 29/100 70/100
Most common technology Fixed wireless Fibre to the premises
Full-fibre (FTTP) share 0%
159 premises
 43%
2,661 premises

Climate

Bena Korumburra
Annual rainfall 906 mm
same for both
Summer max (Jan) 24.6°C
same for both
Winter min (Jul) 6.9°C
same for both

Council rates

Bena Korumburra
Average residential rate $2,282/yr
same for both
Council South Gippsland
same for both

Federal electorate

Bena Korumburra
Division Monash
same for both
Member Mary Aldred
same for both
Party Liberal
same for both

First Home Owner Grant

Bena Korumburra
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Bena

Rural

Korumburra

Acreage Affordable Easy Commute Retirees

More comparisons

Other comparisons with Bena

Bena vs Loch Bena vs Kongwak Bena vs Jumbunna Bena vs Krowera Bena vs Jeetho

Other comparisons with Korumburra

Korumburra vs Poowong Korumburra vs Loch Korumburra vs Outtrim Korumburra vs Kardella Korumburra vs Jumbunna Korumburra vs Kardella South
Full data on Bena Full data on Korumburra
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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