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

According to the assessments by AreaSearch, the population of Albury - North stands at approximately 10,873 as of May 2026. This indicates an expansion of 346 people (3.3%) from the 2021 Census, which recorded 10,527 people. The change is calculated using the estimated resident population of 10,754 reported by the ABS as of June 2025 alongside 164 validated new addresses registered after the Census date. This population size results in a density of 450 persons per square kilometer, which translates to ample space per resident and opportunities for future development. The 3.3% growth since the census is within 1.6 percentage points of the Rest of NSW (4.9%), indicating strong growth dynamics. Overseas migration was the primary driver of this growth, accounting for roughly 57.1% of the total population gains in recent times.

Projections from the ABS/Geoscience Australia, published in 2024 with 2022 as the baseline, are utilized by AreaSearch for each SA2. In instances where these projections are unavailable, the NSW State Government's SA2 level projections from 2022 with a 2021 baseline are applied instead. Age bracket growth rates from these datasets are projected forward for the years 2032 to 2041. Based on recent annual ERP figures, a substantial rise in population is expected for regional areas in the highest national quartile, with this specific location projected to grow by 2,504 persons by 2041, representing a total increase of 21.9% over the 16 years.

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

On average, Albury - North has recorded 41 new dwelling approvals annually, resulting in 205 homes over the last 5 financial years. For FY-26, 59 approvals have been logged to date. With an average of 1.2 new residents per year moving in for each new home built during the 5 financial years between FY-21 and FY-25, supply and demand appear balanced, supporting stable market conditions. The average construction cost of these new dwellings is $266,000, which is below the regional norm and highlights more affordable options. Furthermore, commercial development approvals total $13.6 million this financial year, pointing to steady commercial development.

Albury - North's rate of new dwelling approvals per resident is roughly half of that seen in the Rest of NSW, placing it in the 55th percentile of all analyzed areas nationally. Detached houses make up 86.0% of the new construction, while 14.0% consists of attached dwellings, maintaining the low density character of the area which appeals to buyers seeking space. The area records approximately 299 people per dwelling approval, reflecting a low density residential market.

Long-term projections indicate that Albury - North will gain 2,385 residents by 2041 (based on the latest quarterly estimate from AreaSearch). Should the building rate remain unchanged, housing construction may lag behind population growth, which could increase competition among buyers and lead to stronger price appreciation.

Albury - North has emerging levels of nearby infrastructure activity, ranking in the 37thth percentile nationally

Local infrastructure, major projects, and planning changes play a significant role in area performance. AreaSearch has identified a total of 31 projects likely to impact the region. Notable projects include the Glenroy Aboriginal Affordable Housing Project, Hume Retirement Resort - Unit 193 (Lot 712) Dwelling & Garage, Lavington Swim Centre Redevelopment, and Albury Wodonga Regional Hospital Redevelopment, with details provided on those of the greatest relevance.

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

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Employment conditions in Albury - North face significant challenges, ranking among the bottom 10% of areas assessed nationally

Albury - North has a skilled labor force, particularly in essential services, alongside an unemployment rate of 7.3%. As of March 2026, 5,489 residents are employed, though the unemployment rate remains 3.2% higher than the Regional NSW rate of 4.1%. Labor force participation is high at 67.0%, compared to the Regional NSW average of 60.6%. Census data indicates that only 8.2% of working residents performed their jobs from home, though this figure may have been influenced by COVID-19 restrictions.

The major employment sectors for local residents are health care & social assistance, retail trade, and construction. Manufacturing is a notable local specialty, employing residents at a rate 1.6 times the regional average. In contrast, agriculture, forestry & fishing is underrepresented at 0.9% of the local workforce compared to the regional benchmark of 5.3%. A comparison of the Census working population against the resident population indicates that local job opportunities within the area are limited.

AreaSearch's analysis of SALM and ABS statistics shows that during the year leading up to March 2026, the local labor force contracted by 4.1% and total employment fell by 5.7%, causing the unemployment rate to increase by 1.6 percentage points. For the same period, Regional NSW experienced a 0.9% drop in employment, a 0.4% decline in the labor force, and a 0.5 percentage point rise in unemployment. National employment forecasts released by Jobs and Skills Australia in May-25 provide a basis for assessing future demand trends in Albury - North. When these five and ten-year national projections are applied to the local industry mix, they indicate that local employment could grow by 6.3% over five years and 13.3% over ten years. This calculation is a simple weighting extrapolation for illustrative purposes and does not incorporate local population forecasts, despite national forecasts predicting overall growth of 6.6% over five years and 13.7% over ten years with variation between sectors.

Income levels sit below national averages according to AreaSearch assessment

According to the latest postcode level ATO statistics for financial year 2023, personal income in the Albury - North SA2 aligns closely with national averages, showing a median of $55,310 and an average of $67,160. This compares to a median of $52,390 and an average of $65,215 across Regional NSW. Adjusting these figures for a Wage Price Index growth of 10.32% since financial year 2023 yields estimated values of approximately $61,018 for the median and $74,091 for the average as of March 2026. The 2021 Census indicates that household, family, and personal incomes in Albury - North are modest, ranking between the 22nd and 33rd percentiles. The most common income range is $1,500 - 2,999, which accounts for 31.1% of residents (3,381 people), similar to the wider metropolitan trend of 29.9%. After housing costs, residents retain 85.3% of their income, which sits 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

According to the latest Census data, the housing mix in Albury - North consists of 84.9% houses and 15.1% semi-detached, apartment, or other dwellings, compared to 82.6% houses and 17.4% other dwellings in Regional NSW. Home ownership stands at 30.9%, which is lower than the Regional NSW average, with mortgaged properties making up 32.8% and rentals accounting for 36.2%. The median monthly mortgage payment of $1,300 is lower than the Regional NSW average of $1,733, and the median weekly rent of $268 is below the regional figure of $330. Nationally, Albury - North's mortgage payments are below the Australian average of $1,863, and weekly rents are lower than the national average of $375.

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

Family households make up 64.5% of the total, consisting of couples with children at 22.8%, couples without children at 25.8%, and single parent households at 14.7%. Non-family households account for the remaining 35.5%, with lone person households representing 31.5% and group households making up 3.8%. The median household size of 2.3 people is slightly below the Regional NSW average of 2.4.

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

The region shows lower levels of higher education, with university qualification rates at 18.2%, which is below the NSW average of 32.2%. This gap presents an opportunity for targeted educational initiatives. Among those with university degrees, bachelor degrees are the most common at 12.4%, followed by postgraduate qualifications at 3.2% and graduate diplomas at 2.6%. Technical and trade skills are prominent, with 40.2% of residents aged 15+ holding a vocational qualification, consisting of advanced diplomas at 10.3% and certificates at 29.9%.

The rate of educational enrollment is high, with 29.9% of residents currently studying. This student population includes 10.3% in primary school, 8.3% in secondary school, and 3.1% in tertiary education.

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

An analysis of public transport reveals 173 active stops in Albury - North, which consist of bus services. These stops are served by 65 routes that provide 1,234 weekly passenger trips. Transport access is rated as excellent, with residents living an average of 155 meters from the nearest stop. Because this is a residential area, most workers commute out of the suburb, and cars remain the primary mode of transport at 94%. Car ownership averages 1.3 vehicles per household, which is below the regional average. A low 8.2% of residents worked from home, according to the 2021 Census, which may reflect pandemic-related conditions.

Routes in the area provide an average of 176 trips per day, which translates to about 7 weekly trips per stop. The associated map displays the 100 closest stops to the center of the area.

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

Based on AreaSearch's evaluation of mortality rates and chronic health conditions, Albury - North faces considerable health challenges, with common medical conditions present in both younger and older cohorts. Private health insurance coverage is slightly higher than the average SA2 area, at approximately 53% of the total population (~5,719 people).

Mental health conditions and asthma are the most common diagnoses, affecting 11.4 and 9.5% of residents, respectively. Meanwhile, 61.6% of the population reported no chronic conditions, compared to 63.3% in Regional NSW. Chronic conditions are elevated among the working-age population. Residents aged 65 and over make up 21.0% of the population (2,281 people), which is lower than the Regional NSW average of 23.4%. Health challenges for seniors are notable, with national rankings for health issues exceeding those of 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 has lower levels of cultural diversity, with citizens making up 87.7% of the population, 87.8% born in Australia, and 91.4% speaking only English at home. Christianity is the dominant religion, practiced by 51.0% of the population. The most notable difference is in the Other religious category, which represents 2.0% of the population compared to 0.8% across Regional NSW.

In terms of ancestry, the three largest groups in Albury - North are English at 29.5%, Australian at 28.9%, and Irish at 9.5%. There are notable differences in the representation of other ethnic backgrounds, with German ancestry overrepresented at 5.8% (compared to 3.1% regionally), Australian Aboriginal ancestry at 3.5% (compared to 4.6% regionally), and Hungarian ancestry at 0.3% (compared to 0.2% regionally).

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

The median age of 39 years in Albury - North is below the Regional NSW average of 43 and aligns closely with the national median of 38 years. Compared to Regional NSW, the area has a higher share of residents aged 25 - 34 (13.8%) and a lower share aged 65 - 74 (11.3%). Since the 2021 Census, the 75 to 84 cohort grew from 6.1% to 7.4%, and the 65 to 74 cohort rose from 10.2% to 11.3%, while the 45 to 54 cohort fell from 12.7% to 10.8%. Demographic projections for 2041 suggest changes in the age structure, with the 25 to 34 age group expected to grow by 39% (577 people) to reach 2,074 from 1,496, while the 55 to 64 group is projected to increase by a modest 2% (20 people).