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

According to AreaSearch's findings, the population in Albury - East reaches approximately 21,830 as of May 2026. This figure represents a gain of 3,999 individuals, which corresponds to a 22.4% rise from the 2021 Census count of 17,831 residents. The shift is derived from the ABS estimated resident population of 20,822 recorded in June 2025, combined with 1,332 newly validated addresses added after the Census date. At this level, the area maintains a density of 215 persons per square kilometer, offering ample space per inhabitant and opportunities for continued expansion. The 22.4% expansion since the 2021 census outpaced both the Rest of NSW at 4.9% and the SA4 region, positioning Albury - East as a leading growth area within the broader region. Growth has been largely fueled by interstate migration, which accounted for roughly 65.4% of total population increases in recent periods, while natural growth and overseas migration also contributed positively to the overall trend.

AreaSearch is using projections from ABS/Geoscience Australia for each SA2 area, as released in 2024 with 2022 as the base year. For SA2 areas not included in that dataset, AreaSearch is relying on projections from the NSW State Government at the SA2 level, as released in 2022 with 2021 as the base year. Age group growth rates from these aggregates are also applied to all areas for the years 2032 to 2041. Demographic trends point to exceptional growth, placing the area in the top 10 percent of Australia's non-metropolitan areas, with an expected expansion of 10,976 persons by 2041 based on the latest annual ERP population numbers, reflecting an increase of 45.7% in total over the 16 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 recorded approximately 263 new residential approvals annually, with a total of 1,315 dwellings approved across the period from FY-21 to FY-25 and 203 approvals recorded in FY-26. The average of 2.7 new residents per dwelling during the five-year span from FY-21 to FY-25 indicates strong population demand that helps sustain local property values. Current new residential construction is occurring at an average expected construction cost of $300,000 per dwelling. In the current financial year, $69.9 million worth of commercial approvals have been logged, reflecting robust commercial development activity in the region.

Compared to the Rest of NSW, Albury - East exhibits 99.0% higher new home approvals on a per capita basis, offering buyers a wide selection despite a recent slowdown in building activity. This figure significantly exceeds the national average, reflecting robust confidence among developers regarding this market. Current construction trends reveal that 95.0% of new dwellings are detached homes while 5.0% are townhouses or apartments, maintaining the region's low density profile and appealing to those seeking more space. The area supports approximately 109 people per dwelling approval, signaling a growing demand for housing.

Albury - East is projected to add 9,968 residents by 2041 according to the latest AreaSearch quarterly estimate. Current development activity aligns with these population forecasts, yet rising competition among buyers is likely as the community expands. Construction costs for new dwellings remain the focus of this growth trajectory. The area continues to develop in step with its planned demographic increase.

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

Local infrastructure changes, major projects, and planning initiatives can profoundly affect an area's performance. AreaSearch has identified 61 projects that are likely to impact the region. Among these key projects are The Oaks Residential Subdivision, Murray Park Estate, Brooklyn Fields Estate, and Albury Wodonga Regional Hospital Redevelopment. The list below outlines those projects most relevant to the area.

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.

The labour market in Albury - East shows considerable strength compared to most other Australian regions

The workforce in Albury - East is characterized by skilled professionals and a strong presence of essential services, supported by an unemployment rate of 2.6%. As of March 2026, the region employs 11,660 residents, and the local unemployment rate sits 1.5% below the Regional NSW average of 4.1%. Workforce participation also exceeds the regional norm, with 73.5% of the population engaged compared to 60.6% in Regional NSW. Census data indicate that only 11.0% of residents worked from home, although the lingering effects of Covid-19 lockdowns should be taken into account when interpreting this figure.

The primary sectors providing jobs for local residents include health care and social assistance, education and training, and construction. Agriculture, forestry and fishing represents only 1.3% of the workforce in this region, which is lower than the 5.3% rate observed across Regional NSW. The disparity between the census working population and the total resident population suggests that the area has few available job opportunities.

Analysis of SALM and ABS data by AreaSearch indicates that the labour force shrank by 4.1% during the year to March 2026, with employment dropping by 4.8%, which pushed unemployment up by 0.7 percentage points. In contrast, Regional NSW experienced a 0.9% decline in employment, a 0.4% contraction in the labour force, and a 0.5 percentage point increase in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 provide additional perspective on potential future demand within Albury - East. These projections span five and ten-year periods and have been overlaid with the local employment profile to estimate growth trends. Although national employment is projected to grow by 6.6% over five years and 13.7% over ten years, sector-specific growth rates vary considerably. When these industry-specific projections are applied to Albury - East's employment mix, local employment is expected to rise 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

According to the most recent Australian Taxation Office data compiled by AreaSearch for the financial year 2023, the income level in Albury - East SA2 is roughly on par with the national average. The median income for taxpayers in Albury - East SA2 is $55,730 while the average income is $68,189, figures that contrast with those for Regional NSW at $52,390 and $65,215. Taking into account a Wage Price Index increase of 10.32% from financial year 2023, projected values would be around $61,481 for the median and $75,226 for the average by March 2026. Census information indicates that household, family and personal incomes in the Albury - East area cluster near the 59th percentile on a national scale. In terms of income distribution, the largest group accounts for 36.6% of residents, comprising 7,989 individuals, who fall within the $1,500 - 2,999 bracket, a figure that matches the broader region where this same group makes up 29.9%. Once housing costs are deducted, 86.0% of income is left for other expenditures, and the area's SEIFA income ranking positions it within the 6th decile.

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

At the time of the most recent Census, the residential buildings in Albury - East were made up of 88.4% houses and 11.6% other dwellings, which includes semi-detached units, apartments and other types of residences, whereas Regional NSW consisted of 82.6% houses and 17.4% other dwellings. Home ownership rates in Albury - East trailed those in Regional NSW, standing at 28.9%, with the rest of the housing stock either mortgaged at 41.9% or rented at 29.3%. The median monthly mortgage payment in Albury - East was lower than the Regional NSW average of $1,625, and the median weekly rent was $320, as opposed to $1,733 and $330 respectively for the broader region. On a national scale, Albury - East's average mortgage repayments fall well below the Australian figure of $1,863, and weekly rents are also considerably lower than the national average of $375.

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

Family households account for 72.0% of all households, which includes 33.5% couples with children, 27.7% couples without children, and 10.0% single parent families. The remaining 28.0% are non-family households, consisting of 24.2% lone person households and 3.7% group households. The median household size stands at 2.6 people, which exceeds 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

Higher education attainment distinguishes this area from surrounding regions, as 26.1% of residents aged 15+ possess university qualifications compared to the SA4 region average of 18.4%. Bachelor degrees represent the largest group at 18.2%, while postgraduate qualifications account for 4.6% and graduate diplomas for 3.3%. Vocational training is also widely held, with 38.1% of residents aged 15+ holding trade or technical credentials. Certificates make up the largest portion of these vocational qualifications at 27.0%, followed by advanced diplomas at 11.1%.

Formal schooling engagement remains substantial, as 30.5% of the local population are actively attending classes. Primary schooling accounts for 10.9% of this total, while secondary schooling represents 7.4%. Tertiary studies make up the remaining 4.5%.

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

Albury - East contains 322 active transport stops that include both train and bus services. These stops are connected by 60 distinct routes which together deliver 1,287 weekly passenger trips. The area enjoys excellent transport accessibility, as residents are generally 163 meters away from the closest stop. Because the neighborhood is largely residential, the majority of residents travel outward for work, with cars representing 95% of commute choices. Each dwelling typically holds 1.5 vehicles. A relatively small 11.0% of residents work from home (2021 Census; may reflect COVID-19 conditions).

The network provides an average of 183 daily trips across all routes, which translates to roughly 3 weekly trips per individual stop. A nearby map displays the 100 closest 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 with common health conditions slightly more prevalent than average across both younger and older age cohorts , and the rate of private health cover just leading that of the average SA2 area at approximately 53% of the total population (~11,635 people).

Mental health concerns and asthma were the leading medical conditions, affecting 9.0 and 8.9% of residents, respectively. A higher proportion of 68.0% of residents reported being free of medical problems, which exceeds the 63.3% rate observed across Regional NSW. Health outcomes for working-age individuals are generally consistent with national benchmarks. The population includes 16.5% of residents aged 65 and over (3,597 people), a figure that falls below the 23.4% proportion found in Regional NSW. Overall, the area's health indicators align closely with those of the national population.

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

The Albury - East region showed below average cultural diversity, characterized by 88.7% of its residents being born in Australia, 92.4% holding citizenship, and 92.5% speaking English exclusively at home. Christianity was the predominant religion in the area, representing 52.5% of the population, which is lower than the 55.9% observed across Regional NSW.

When considering the country of birth of parents, the largest ancestry groups in Albury - East are English, making up 29.5% of the population, followed by Australian at 29.3% and Irish at 10.2%. There are also significant differences in how other ethnic groups are represented, with German people being overrepresented at 5.2% of Albury - East compared to 3.1% in the wider region, Scottish people at 8.5% versus 8.0%, and Dutch people at 1.4% compared to 1.0%.

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

Albury - East has a median age of 36 years, which is notably lower than the 43 year average for Regional NSW and also somewhat younger than the national figure of 38 years. The 25 - 34 age group is well represented at 14.9% relative to Regional NSW, while the 65 - 74 cohort is less common at 8.9%. According to Post-2021 Census data, the 35 to 44 age group increased from 13.8% to 14.8% of the population. In contrast, the 55 to 64 cohort decreased from 10.7% to 9.7%. Population projections for 2041 suggest significant demographic shifts in Albury - East, with the 35 to 44 group leading the change by growing 56% (1,799 people), rising from 3,222 to 5,022.