Albury - North
Statistical Area - sa2

Population growth drivers in Albury - North are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Albury - North's population is approximately 10,828 as of November 2025. This figure represents an increase of 301 people from the 2021 Census total of 10,527. The growth is inferred from the ABS estimated resident population of 10,605 in June 2024 and an additional 147 validated new addresses since the Census date. This results in a population density ratio of 448 persons per square kilometer. Albury - North's 2.9% growth since the census is within 2.2 percentage points of the non-metro area's 5.1%, indicating competitive growth fundamentals. Overseas migration contributed approximately 58.0% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch employs the NSW State Government's SA2 level projections, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. By 2041, based on the latest population numbers, Albury - North is forecasted to experience a significant increase in its top quartile of regional areas across the nation. The area is expected to expand by 2,578 persons, recording a gain of 21.8% in total over the 17 years.

Residential development activity is lower than average in Albury - North according to AreaSearch's national comparison of local real estate markets

Albury - North has seen approximately 41 new homes approved annually. Over the past five financial years, from FY2021 to FY2025, around 205 homes were approved, with an additional 15 approved so far in FY2026. On average, about 0.8 new residents per year have arrived for each new home over these five years, indicating that supply has been meeting or exceeding demand and providing more buyer choices while supporting potential population growth above projections.

The average construction cost value of new homes during this period was around $266,000, which is below regional norms, suggesting more affordable housing options for purchasers. In FY2026, there have been approximately $13.6 million in commercial approvals, indicating steady commercial investment activity in the area. Compared to the rest of NSW, Albury - North has about half the rate of new dwelling approvals per person and ranks among the 55th percentile of areas assessed nationally.

New development in Albury - North consists predominantly of detached houses (86.0%) with a smaller proportion of attached dwellings (14.0%), preserving the area's low-density nature and attracting space-seeking buyers. The location has approximately 296 people per dwelling approval, further indicating a low-density market. Future projections suggest that Albury - North will add around 2,355 residents by 2041. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth in the future.

Albury - North has emerging levels of nearby infrastructure activity, ranking in the 35thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 31 projects likely affecting the area. Notable ones include Glenroy Aboriginal Affordable Housing Project, Hume Retirement Resort - Unit 193 (Lot 712) Dwelling & Garage, Lavington Swim Centre Redevelopment, and Lavington Social Housing Project. The following list details those most relevant.

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.

AreaSearch analysis reveals Albury - North recording weaker employment conditions than most comparable areas nationwide

Albury - North has a skilled workforce with 5.9% unemployment as of June 2021. Employment growth over the past year was estimated at 4.7%.

As of June 2025, 5,851 residents are employed while the unemployment rate is 6.0%, 2.3% higher than Rest of NSW's rate of 3.7%. Workforce participation is similar to Rest of NSW's 56.4%. Key industries for employment among residents are health care & social assistance, retail trade, and construction. Manufacturing is particularly specialized with an employment share of 1.6 times the regional level, while agriculture, forestry & fishing employs only 0.9% of local workers compared to Rest of NSW's 5.3%.

Employment opportunities appear limited locally as indicated by Census data. From June 2024 to June 2025, employment levels increased by 4.7%, labour force grew by 4.4%, and unemployment fell by 0.3 percentage points. In contrast, Rest of NSW saw employment contract by 0.1%, labour force grow by 0.3%, and unemployment rise by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 suggest potential future demand within Albury - North. National employment is forecast to expand by 6.6% over five years and 13.7% over ten years, with industry-specific projections suggesting local growth of approximately 6.3% over five years and 13.3% over ten years.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year 2022 shows that median income in Albury - North is $52,619, with average income at $65,933. This compares to Rest of NSW's median income of $49,459 and average income of $62,998. Based on Wage Price Index growth of 12.61% since financial year 2022, estimated current incomes as of September 2025 would be approximately $59,254 (median) and $74,247 (average). Census 2021 income data indicates household, family, and personal incomes in Albury - North rank modestly, between the 22nd and 33rd percentiles. The earnings profile shows that 31.1% of residents earn $1,500-$2,999 weekly, aligning with metropolitan regions where this cohort represents 29.9%. After housing costs, 85.3% of income remains, ranking at the 25th percentile nationally.

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

Albury - North's dwelling structure, as per the latest Census evaluation, consisted of 84.9% houses and 15.1% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro NSW's 83.2% houses and 16.8% other dwellings. Home ownership in Albury - North stood at 30.9%, with mortgaged dwellings at 32.8% and rented ones at 36.2%. The median monthly mortgage repayment was $1,300, lower than Non-Metro NSW's average of $1,430. The median weekly rent figure was $268, slightly higher than Non-Metro NSW's $265. Nationally, Albury - North's mortgage repayments were significantly lower at $1,300 compared to the Australian average of $1,863, and rents were substantially below the national figure of $375.

Albury - North features high concentrations of lone person households and group households, with a lower-than-average median household size

Family households account for 64.5% of all households, including 22.8% couples with children, 25.8% couples without children, and 14.7% single parent families. Non-family households constitute the remaining 35.5%, with lone person households at 31.5% and group households comprising 3.8%. The median household size is 2.3 people, smaller than the Rest of NSW average of 2.4.

Educational outcomes in Albury - North fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area's university qualification rate is 18.2%, significantly lower than the NSW average of 32.2%. Bachelor degrees are most prevalent at 12.4%, followed by postgraduate qualifications (3.2%) and graduate diplomas (2.6%). Vocational credentials are held by 40.2% of residents aged 15 and above, with advanced diplomas at 10.3% and certificates at 29.9%. Educational participation is high, with 29.9% of residents currently enrolled in formal education.

This includes 10.3% in primary, 8.3% in secondary, and 3.1% pursuing tertiary education. Albury - North operates a network of nine schools educating approximately 2,498 students. The area has four primary, three secondary, and two K-12 schools. School capacity exceeds typical residential needs at 23.4 places per 100 residents compared to the regional average of 17.1, indicating it serves as an educational hub for the broader region. Note: where schools show 'n/a' for enrolments, please refer to the parent campus.

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

Albury-North has 173 active public transport stops. These are served by a mix of buses operating along 65 different routes. Together, these routes facilitate 1,208 weekly passenger trips.

The accessibility of transport in the area is rated as excellent, with residents on average located 157 meters from their nearest stop. On average, there are 172 trips per day across all routes, which translates to approximately six weekly trips per individual stop.

Health performance in Albury - North is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Albury - North West faces significant health challenges, as indicated by data from June 2021.

The prevalence of common health conditions is notable across both younger and older age groups. The rate of private health cover stands at approximately 52%, with around 5,673 people having coverage. Mental health issues and asthma are the most prevalent medical conditions in the area, affecting 11.4% and 9.5% of residents respectively. About 61.6% of residents report being completely free from medical ailments, compared to 64.2% across the rest of NSW. As of June 2021, 20.3% of residents are aged 65 and over, totaling around 2,198 people. Health outcomes among seniors present some challenges but perform better than the general population in health metrics.

Albury - North ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Albury-North has a cultural diversity that is below average, with 87.7% of its population being citizens born in Australia who speak English only at home. Christianity is the predominant religion, accounting for 51.0%. The most notable overrepresentation is seen in the 'Other' category, which comprises 2.0% compared to 1.4% regionally.

In terms of ancestry, the top three groups are English (29.5%), Australian (28.9%), and Irish (9.5%). There are also significant differences in the representation of German (5.8% vs regional 5.9%), Australian Aboriginal (3.5% vs 2.7%), and Hungarian (0.3% vs 0.2%) groups.

Albury - North's population is slightly older than the national pattern

The median age in Albury - North is 39 years, which is significantly lower than Rest of NSW's average of 43 but essentially aligned with Australia's median age of 38 years. Compared to Rest of NSW, Albury - North has a higher concentration of residents aged 25-34 (14.2%) but fewer individuals aged 65-74 (11.0%). According to the 2021 Census, the proportion of residents aged 25 to 34 has increased from 13.1% to 14.2%, while the proportion of those aged 45 to 54 has decreased from 12.7% to 11.1%. By 2041, demographic projections indicate significant shifts in Albury - North's age structure. Notably, the 25-34 age group is projected to grow by 41%, adding 621 people and reaching a total of 2,156 from the current figure of 1,534. Meanwhile, the 55-64 age cohort is expected to grow by a modest 0%, with an increase of just 6 individuals.