Albury - East

Albury - East lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

Based on AreaSearch's analysis, Albury - East's population is around 21,655 as of Feb 2026. This reflects an increase of 3,824 people (21.4%) since the 2021 Census, which reported a population of 17,831 people. The change is inferred from the estimated resident population of 20,101 from the ABS as of June 2024 and an additional 1,197 validated new addresses since the Census date. This population level equates to a density ratio of 213 persons per square kilometer, providing significant space per person and potential room for further development. Albury - East's 21.4% growth since the 2021 census exceeded the Rest of NSW (5.9%) and the SA4 region, marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration, which contributed approximately 68.5% of overall population gains during recent periods, although all drivers, including natural growth and overseas migration, were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. Moving forward with demographic trends, exceptional growth, placing it in the top 10 percent of Australia's non-metropolitan areas, is predicted over the period, with the area expected to expand by 11,935 persons by 2041 based on the latest annual ERP population numbers, reflecting an increase of 47.9% in total over the 17 years.

The level of residential development activity in Albury - East was found to be higher than 90% of real estate markets across the country

Albury - East has seen around 263 new homes approved per year, with 1,315 homes approved over the past 5 financial years (between FY-21 and FY-25) and 106 so far in FY-26. With an average of 2.5 new residents per year gained for each dwelling built over the past 5 financial years (between FY-21 and FY-25), indicating healthy demand that should support property values, new homes are being built at an average value of $300,000. Additionally, $69.9 million in commercial approvals have been registered this financial year, demonstrating high levels of local commercial activity.

Compared to the Rest of NSW, Albury - East has 103.0% more new home approvals (per person), which should provide buyers with ample choice, though development activity has moderated in recent periods. This is substantially higher than the national average, suggesting strong developer confidence in the location. New building activity shows 95.0% detached dwellings and 5.0% townhouses or apartments, preserving the area's low-density nature with an emphasis on detached housing attracting space-seeking buyers. The location has approximately 105 people per dwelling approval, indicating an expanding market.

Looking ahead, Albury - East is expected to grow by 10,381 residents through to 2041 (from the latest AreaSearch quarterly estimate). Development is keeping a reasonable pace with projected growth, though buyers may face increasing competition as the population expands.

Albury - East has moderate levels of nearby infrastructure activity, ranking in the 40thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 61 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include The Oaks Residential Subdivision, Murray Park Estate, Brooklyn Fields Estate, and Albury Wodonga Regional Hospital Redevelopment, with the list below detailing those likely to be of most relevance.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

Employment conditions in Albury - East demonstrate exceptional strength compared to most Australian markets

Albury - East has a skilled workforce, with essential services sectors well represented and an unemployment rate of just 2.2%. As of December 2025, 11,890 residents are in work, while the unemployment rate is 1.7% below Regional NSW's rate of 3.9%, and workforce participation is well beyond standard (77.1% compared to Regional NSW's 61.3%). Based on Census responses, a low 11.0% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

Leading employment industries among residents comprise health care & social assistance, education & training, and construction. In contrast, agriculture, forestry & fishing employs just 1.3% of local workers, which is below Regional NSW's 5.3%. The area appears to offer limited employment opportunities locally, as indicated by the count of the Census working population versus the resident population.

Based on AreaSearch analysis of SALM and ABS data, during the year to December 2025, the labour force decreased by 1.8% while employment declined by 2.2%, causing unemployment to rise by 0.5 percentage points. This compares to Regional NSW, where employment fell by 1.2%, the labour force contracted by 0.8%, and unemployment rose 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Albury - East. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Albury - East's employment mix suggests local employment should increase by 6.6% over five years and 13.8% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis

The Albury - East SA2's income level is approximately average nationally according to the latest ATO data aggregated by AreaSearch for FY-23. The Albury - East SA2's median income among taxpayers is $55,730 and the average income stands at $68,189, which compares to figures for Regional NSW's of $52,390 and $65,215 respectively. Based on Wage Price Index growth of 8.86% since FY-23, current estimates would be approximately $60,668 (median) and $74,231 (average) as of September 2025. Census data reveals household, family and personal incomes in Albury - East cluster around the 59th percentile nationally. Looking at income distribution, the predominant cohort spans 36.6% of locals (7,925 people) in the $1,500 - 2,999 category, aligning with the surrounding region where this cohort likewise represents 29.9%. After housing, 86.0% of income remains for other expenses and the area's SEIFA income ranking places it in the 6th decile.

Albury - East is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Dwelling structure within Albury - East, as evaluated at the latest Census, comprised 88.4% houses and 11.6% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional NSW's 82.6% houses and 17.4% other dwellings. Meanwhile, the level of home ownership within Albury - East was lagging that of Regional NSW, at 28.9%, with the remainder of dwellings either mortgaged (41.9%) or rented (29.3%). The median monthly mortgage repayment in the area was below the Regional NSW average at $1,625, while the median weekly rent figure was recorded at $320, compared to Regional NSW's $1,733 and $330. Nationally, Albury - East's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are substantially below the national figure of $375.

Albury - East has a typical household mix, with a higher-than-average median household size

Family households dominate at 72.0% of all households, comprising 33.5% couples with children, 27.7% couples without children, and 10.0% single parent families. Non-family households make up the remaining 28.0%, with lone person households at 24.2% and group households comprising 3.7% of the total. The median household size of 2.6 people is larger than the Regional NSW average of 2.4.

The educational profile of Albury - East exceeds national averages, with above-average qualification levels and academic performance metrics

The area's educational profile stands out regionally, with university qualification rates (26.1% of residents aged 15+) exceeding the SA4 region average of 18.4%, reflecting the community's emphasis on higher education. Bachelor degrees lead at 18.2%, followed by postgraduate qualifications (4.6%) and graduate diplomas (3.3%). Trade and technical skills feature prominently, with 38.1% of residents aged 15+ holding vocational credentials, including advanced diplomas (11.1%) and certificates (27.0%).

Educational participation is notably high, with 30.5% of residents currently enrolled in formal education. This includes 10.9% in primary education, 7.4% in secondary education, and 4.5% pursuing tertiary education.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Public transport analysis reveals 322 active transport stops operating within Albury - East, comprising a mix of trains and buses. These stops are serviced by 60 individual routes, collectively providing 1,287 weekly passenger trips. Transport accessibility is rated as excellent, with residents typically located 163 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 95%. Vehicle ownership averages 1.5 per dwelling. A relatively low 11.0% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 183 trips per day across all routes, equating to approximately 3 weekly trips per individual stop. The accompanying map shows the 100 nearest stops to the location centrepoint.

Albury - East's residents are healthier than average in comparison to broader Australia with common health conditions slightly more prevalent than average across both younger and older age cohorts

Health data indicates relatively positive outcomes for Albury - East residents, with AreaSearch's analysis of mortality rates and health conditions showing results broadly in line with national benchmarks. Common health conditions are slightly more prevalent than average across both younger and older age cohorts, and the rate of private health cover just leads that of the average SA2 area at approximately 53% of the total population (~11,542 people).

The most common medical conditions in the area were found to be mental health issues and asthma, impacting 9.0 and 8.9% of residents, respectively, while 68.0% declared themselves as completely clear of medical ailments compared to 63.3% across Regional NSW. Health outcomes among the working-age population are broadly typical. The area has 16.2% of residents aged 65 and over (3,510 people), which is lower than the 23.4% in Regional NSW, with national rankings broadly in line with the general population.

Albury - East is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Albury - East was found to be below average in terms of cultural diversity, with 88.7% of its population born in Australia, 92.4% being citizens, and 92.5% speaking English only at home. The main religion in Albury - East is Christianity, which makes up 52.5% of people in Albury - East, compared to 55.9% across Regional NSW.

In terms of ancestry (country of birth of parents), the top three represented groups in Albury - East are English, comprising 29.5% of the population, Australian, comprising 29.3% of the population, and Irish, comprising 10.2% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: German is notably overrepresented at 5.2% of Albury - East (vs 3.1% regionally), Scottish at 8.5% (vs 8.0%) and Dutch at 1.4% (vs 1.0%).

Albury - East's population is slightly younger than the national pattern

The 36-year median age in Albury - East is significantly below Regional NSW's average of 43 and similarly younger than Australia's 38 years. The 25 - 34 age group shows strong representation at 15.5% compared to Regional NSW, whereas the 65 - 74 cohort is less prevalent at 8.7%. Post-2021 Census data shows the 25 to 34 age group has grown from 14.0% to 15.5% of the population, while the 35 to 44 cohort increased from 13.8% to 15.0%. Conversely, the 55 to 64 cohort has declined from 10.7% to 9.7%. Population forecasts for 2041 indicate substantial demographic changes for Albury - East. Leading the demographic shift, the 35 to 44 group will grow by 58% (1,885 people), reaching 5,129 from 3,243.