Albury - North

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 around 10,851 as of Feb 2026. This reflects an increase of 324 people since the 2021 Census, which reported a population of 10,527 people. The change is inferred from the estimated resident population of 10,605 from ABS in Jun 2024 and an additional 155 validated new addresses since the Census date. This level of population equates to a density ratio of 449 persons per square kilometer. Albury - North's growth of 3.1% since census positions it within 2.8 percentage points of Rest of NSW (5.9%). Population growth was primarily driven by overseas migration, contributing approximately 58.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered, AreaSearch utilises NSW State Government's SA2 level projections, released in 2022 with a base year of 2021. Growth rates by age group are applied to all areas for years 2032 to 2041. By 2041, the area is forecasted to expand by 2,578 persons based on latest annual ERP population numbers, reflecting a gain of 21.5% 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 FY21 to FY25, around 205 homes were approved, with an additional 26 approved in FY26 so far. On average, about 0.8 new residents have arrived per year for each new home over these five years, suggesting that supply is meeting or exceeding demand.

The average construction cost value of new homes during this period was $266,000, which is below regional norms and reflects more affordable housing options. Commercial investment activity in Albury - North has been steady, with around $13.6 million worth of commercial approvals in the current financial year. Comparatively, Albury - North has about half the rate of new dwelling approvals per person compared to the rest of NSW.

Nationally, it ranks among the 54th percentile of areas assessed for new dwelling approvals. The majority of new development in Albury - North consists 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, indicating a low-density market. Future projections estimate that Albury - North will add around 2,332 residents by 2041, based on the latest AreaSearch quarterly estimate. 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 38thth percentile nationally

Thirty-one projects have been identified by AreaSearch as potentially impacting the area's performance. Key projects include Glenroy Aboriginal Affordable Housing Project, Hume Retirement Resort - Unit 193 (Lot 712) Dwelling & Garage, Lavington Swim Centre Redevelopment, and Albury Wodonga Regional Hospital Redevelopment. The following list details those likely to be 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 assessment indicates Albury - North faces employment challenges relative to the majority of Australian markets

Albury - North has a skilled workforce with essential services sectors well represented. Its unemployment rate was 6.2% as of September 2025. Over the past year, there has been relative employment stability.

As of this date, 5,740 residents are employed while the unemployment rate is 2.4% higher than Rest of NSW's rate of 3.8%. Workforce participation is high at 69.7%, compared to Rest of NSW's 61.5%. According to Census responses, only 8.2% of residents work from home. The key industries employing local residents are health care & social assistance, retail trade, and construction.

Manufacturing is particularly prominent with an employment share 1.6 times the regional level. Conversely, agriculture, forestry & fishing employs just 0.9% of workers, lower than Rest of NSW's 5.3%. The area may have limited local employment opportunities, as indicated by the working population versus resident population count. Between September 2024 and September 2025, employment levels increased by 0.3%, labour force by 1.1%, leading to an unemployment rise of 0.8 percentage points. In contrast, Rest of NSW saw employment contract by 0.5%, labour force fall by 0.1%, and unemployment rise by 0.4 percentage points. National employment forecasts from Jobs and Skills Australia (May-25) project national employment growth at 6.6% over five years and 13.7% over ten years. Applying these projections to Albury - North's employment mix suggests local employment should increase by 6.3% over five years and 13.3% over ten years, though this is a simplified extrapolation for illustrative purposes.

Income levels sit below national averages according to AreaSearch assessment

Albury - North's postcode level ATO data for financial year 2023 shows median income at $55,310 and average income at $67,160. This is comparable to national averages but higher than Rest of NSW's median income of $52,390 and average income of $65,215. By September 2025, estimated incomes would be approximately $60,210 (median) and $73,110 (average), based on Wage Price Index growth of 8.86%. Census 2021 data reveals Albury - North's household, family, and personal incomes rank modestly, between the 22nd and 33rd percentiles. The largest earnings segment comprises 31.1% earning $1,500 to $2,999 weekly, with 3,374 residents in this cohort, similar to metropolitan regions at 29.9%. After housing costs, 85.3% of income remains, ranking at the 24th 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, consisted of 84.9% houses and 15.1% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro NSW's 82.6% houses and 17.4% other dwellings. Home ownership in Albury - North was at 30.9%, with mortgaged dwellings at 32.8% and rented ones at 36.2%. The median monthly mortgage repayment was $1,300, below Non-Metro NSW's average of $1,733. Median weekly rent in Albury - North was $268, compared to Non-Metro NSW's $330. Nationally, Albury - North's mortgage repayments were significantly lower than 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, with a lower-than-average median household size

Family households constitute 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 account for 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, which is 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 common at 12.4%, followed by postgraduate qualifications (3.2%) and graduate diplomas (2.6%). Vocational credentials are prevalent, with 40.2% of residents aged 15+ holding them, including advanced diplomas (10.3%) and certificates (29.9%). Educational participation is high, with 29.9% of residents currently enrolled in formal education, including primary (10.3%), secondary (8.3%), and tertiary (3.1%) levels.

Educational participation is notably high, with 29.9% of residents currently enrolled in formal education. This includes 10.3% in primary education, 8.3% in secondary education, and 3.1% pursuing tertiary education.

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, all of which are bus stops. These stops are serviced by 65 individual routes that collectively provide 1,234 weekly passenger trips. The area's transport accessibility is rated as excellent, with residents typically located 155 meters from the nearest transport stop. Most residents commute outward due to its primarily residential nature. Car remains the dominant mode of transportation at 94%. Vehicle ownership averages 1.3 per dwelling, which is below the regional average.

According to the 2021 Census, a relatively low 8.2% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 176 trips per day across all routes, equating to approximately 7 weekly trips per individual stop. The accompanying map shows the 100 nearest stops to the location's centrepoint.

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 faces substantial health challenges according to AreaSearch's assessment conducted on unknown date(s).

The area has a private health cover rate of approximately 53%, which is higher than the average SA2 area. Mental health issues and asthma are the most common conditions, affecting 11.4% and 9.5% of residents respectively, while 61.6% report having no medical ailments compared to 63.3% in Rest of NSW. The working-age population has notably higher chronic condition rates. As of unknown date(s), 20.5% of the population is aged 65 and over (2,225 people), lower than the 23.4% in Rest of NSW. Health outcomes among seniors present some challenges, with national rankings even higher than the general population.

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 was found to have cultural diversity below average, with 87.7% of its population being citizens born in Australia speaking English only at home. Christianity is the main religion, comprising 51.0%. The most notable overrepresentation is in Other religions, at 2.0%, compared to Rest of NSW's 0.8%.

Top ancestry groups are English (29.5%), Australian (28.9%), and Irish (9.5%). German ancestry is notably higher at 5.8% than the regional average of 3.1%. Australian Aboriginal ancestry is also relatively high, at 3.5%, though lower than the regional average of 4.6%. Hungarian ancestry is slightly higher than the region's average, at 0.3%.

Albury - North's population aligns closely with national norms in age terms

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. Compared to Rest of NSW, Albury - North has a higher proportion of residents aged 25-34 (14.4%) but fewer residents aged 65-74 (11.1%). According to the 2021 Census, the proportion of residents aged 25 to 34 has increased from 13.1% to 14.4%, while the proportion of those aged 45 to 54 has decreased from 12.7% to 10.8%. By 2041, demographic projections indicate significant shifts in Albury - North's age structure. The 25-34 age group is projected to grow by 38%, adding 594 people to reach a total of 2,156 from the current figure of 1,561. Meanwhile, the 55-64 age cohort is expected to grow modestly by 1%, with an increase of 14 people.