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

Albury - East's population is approximately 21,200 as of November 2025. Between the 2021 Census and this date, the population has increased by 3,369 people, representing an 18.9% growth from 17,831 to 20,101. This increase is inferred from ABS estimates and validated new addresses since the Census date. The resulting population density is around 208 persons per square kilometer. Albury - East's population growth of 18.9% since the 2021 census surpassed both the non-metro area (5.1%) and state averages, positioning it as a regional growth leader. Interstate migration contributed approximately 68.5% to this growth, with other factors such as natural growth and overseas migration also playing positive roles.

AreaSearch projects Albury - East's population to expand by 11,935 persons to the year 2041, reflecting an overall increase of 51.1%.

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 approximately 263 new homes approved annually. Over the past five financial years, from FY21 to FY25, around 1,315 homes were approved, with a further 92 approved in FY26 as of now. Each dwelling built over these years has attracted an average of 2.5 new residents per year, indicating strong demand that supports property values.

The average construction cost value for new homes is $300,000. This financial year has seen $69.9 million in commercial approvals, reflecting high local commercial activity. Compared to the Rest of NSW, Albury - East has seen 103.0% more new home approvals per person since FY21, offering buyers ample choice. However, development activity has moderated in recent periods. This is significantly higher than the national average, suggesting strong developer confidence in the location.

New building activity consists of 95.0% detached dwellings and 5.0% townhouses or apartments, maintaining the area's low-density nature and attracting space-seeking buyers. There are approximately 105 people per dwelling approval, indicating an expanding market. By 2041, Albury - East is projected to grow by 10,836 residents, according to the latest AreaSearch quarterly estimate. Development is keeping pace with this projected growth, though buyers may face increasing competition as the population expands.

Albury - East has emerging levels of nearby infrastructure activity, ranking in the 39thth percentile nationally

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified 61 projects expected to affect this region. Notable ones include The Oaks Residential Subdivision, Murray Park Estate, Brooklyn Fields Estate, and Albury Wodonga Regional Hospital Redevelopment. Below is a list of those most likely to be relevant.

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

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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. The unemployment rate was 2.2% in the past year, with an estimated employment growth of 1.4%.

As of September 2025, 12,107 residents are employed, and the unemployment rate is 1.6% lower than Rest of NSW's rate of 3.8%. Workforce participation is high at 67.6%, compared to Rest of NSW's 56.4%. The leading employment industries among residents include health care & social assistance, education & training, and construction.

However, agriculture, forestry & fishing employs only 1.3% of local workers, lower than Rest of NSW's 5.3%. Between September 2024 and September 2025, employment levels increased by 1.4%, while the labour force grew by 1.9%. This resulted in a rise in unemployment rate by 0.4 percentage points. In comparison, Rest of NSW saw employment fall by 0.5% and unemployment rise by 0.4 percentage points. State-level data from November 25 shows that NSW employment contracted by 0.03%, losing 2,260 jobs, with the state unemployment rate at 3.9%. Nationally, the unemployment rate is 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Albury - East's employment mix suggests local employment should increase by 6.6% over five years and 13.8% over ten years, assuming constant population projections for illustrative purposes.

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

The Albury - East SA2's median income among taxpayers was $53,064 and average income stood at $67,088 in the financial year 2022, according to latest ATO data aggregated by AreaSearch. This compares to Rest of NSW's figures of $49,459 and $62,998 respectively. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates would be approximately $59,755 (median) and $75,548 (average) as of September 2025. Census data shows household, family and personal incomes in Albury - East cluster around the 59th percentile nationally. The predominant income cohort spans 36.6% of locals (7,759 people) in the $1,500 - 2,999 category, aligning with surrounding region where this cohort represents 29.9%. After housing costs, 86.0% of income remains for other expenses. The area's SEIFA income ranking places it in the 6th decile.

Albury - East is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

In Albury - East, as recorded in the latest Census, 88.4% of dwellings were houses, with the remaining 11.6% comprising semi-detached homes, apartments, and other types. This compares to Non-Metro NSW's figures of 83.2% houses and 16.8% other dwellings. Home ownership in Albury - East stood at 28.9%, with mortgaged dwellings at 41.9% and rented ones at 29.3%. The median monthly mortgage repayment was $1,625, higher than Non-Metro NSW's average of $1,430. The median weekly rent in Albury - East was $320, compared to Non-Metro NSW's $265. Nationally, Albury - East's mortgage repayments were lower at $1,625 versus Australia's average of $1,863, and rents were also lower at $320 compared to the national figure of $375.

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

Family households constitute 72.0% of all households, including 33.5% couples with children, 27.7% couples without children, and 10.0% single parent families. Non-family households comprise the remaining 28.0%, with lone person households at 24.2% and group households making up 3.7%. The median household size is 2.6 people, larger than the Rest of 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 is notable regionally with university qualification rates at 26.1%, surpassing the SA4 region average of 18.4%. Bachelor degrees are most prevalent at 18.2%, followed by postgraduate qualifications (4.6%) and graduate diplomas (3.3%). Vocational credentials are also prominent, held by 38.1% of residents aged 15+, with advanced diplomas at 11.1% and certificates at 27.0%.

Educational participation is high, with 30.5% 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

Albury-East has 302 operational transport stops, offering a blend of train and bus services. These are supported by 59 distinct routes, facilitating 1,101 weekly passenger trips in total. Residents enjoy excellent transport accessibility, with an average distance of 163 meters to the nearest stop.

Daily service frequency stands at 157 trips across all routes, translating to roughly three weekly trips per individual stop.

Health outcomes in Albury - East are marginally below the national average with common health conditions slightly more prevalent than average across both younger and older age cohorts

Albury - East has health indicators suggesting below-average outcomes, with common health conditions slightly more prevalent than average across both younger and older age cohorts.

The rate of private health cover is approximately 52% of the total population (~11,108 people), leading that of the average SA2 area. Mental health issues impact 9.0% of residents, while asthma affects 8.9%. A total of 68.0% declare themselves completely clear of medical ailments, compared to 64.2% across Rest of NSW. The area has 16.2% of residents aged 65 and over (3,430 people), which is lower than the 20.1% in Rest of NSW. This aligns broadly with the general population's health profile.

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 has a below-average level of cultural diversity, with 88.7% of its population born in Australia, 92.4% being citizens, and 92.5% speaking English only at home. Christianity is the predominant religion in Albury-East, comprising 52.5%, compared to 53.9% across Rest of NSW. The top three ancestry groups are English (29.5%), Australian (29.3%), and Irish (10.2%).

Notably, German (5.2%) is overrepresented in Albury-East compared to the regional average of 5.9%. Scottish (8.5%) and Dutch (1.4%) also show slight overrepresentation compared to their respective regional averages of 8.2% and 1.3%.

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

Albury-East has a median age of 36 years, which is significantly lower than Rest of NSW's average of 43 years and somewhat younger than Australia's median age of 38 years. The 25-34 age group comprises 15.3% of Albury-East's population, compared to the Rest of NSW, while the 65-74 cohort makes up 8.7%. According to post-2021 Census data, the 25 to 34 age group has increased from 14.0% to 15.3%, and the 55 to 64 cohort has decreased from 10.7% to 9.8%. Population forecasts for Albury-East indicate substantial demographic changes by 2041, with the 35-44 age group expected to grow by 64%, reaching 5,129 people from 3,129.