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 approximately 10,873 as of May 2026. This figure represents an increase of 346 people since the 2021 Census, which recorded a population of 10,527. The growth is inferred from ABS estimated resident population data of 10,754 in June 2025 and validated new addresses of 164 since the Census date. This results in a density ratio of 450 persons per square kilometer. Albury - North's 3.3% growth since census is within 1.6 percentage points of Rest of NSW's 4.9%, indicating competitive growth fundamentals. Overseas migration contributed approximately 57.1% of overall population gains in 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, NSW State Government's SA2 level projections are used, 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, the area is forecasted to increase by 2,504 persons based on latest annual ERP population numbers, reflecting a total gain of 21.9% over the 16-year period.

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 46 approved so far in FY26. On average, about 0.8 new residents per year have arrived for each new home over these five years, suggesting that supply has been meeting or exceeding demand.

This has provided greater buyer choice and supported potential population growth above projections. The average construction cost value of new homes is around $266,000, which is below regional norms, indicating more affordable housing options for purchasers. In the current financial year, there have been commercial approvals totaling $13.6 million, reflecting steady commercial investment activity in the area.

Compared to the rest of NSW, Albury - North has approximately half the rate of new dwelling approvals per person and ranks among the 54th percentile nationally when assessed against other areas. The majority of new development 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, further indicating a low-density market. According to the latest AreaSearch quarterly estimate, Albury - North is projected to add around 2,385 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 37thth percentile nationally

Thirty-one projects have been identified by AreaSearch as potentially impacting the area. Notable 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 an unemployment rate of 6.1% as of December 2025. It has 5,648 residents in work, which is 2.1% higher than Regional NSW's rate of 3.9%. The area has a workforce participation rate of 68.0%, compared to Regional NSW's 60.5%.

According to Census responses, only 8.2% of residents work from home. The dominant employment sectors are health care & social assistance, retail trade, and construction. Manufacturing is particularly strong, with an employment share 1.6 times the regional level, while agriculture, forestry & fishing shows lower representation at 0.9%. Between December 2024 and December 2025, the labour force decreased by 2.0% and employment declined by 2.8%, causing the unemployment rate to rise by 0.7 percentage points.

In comparison, Regional NSW recorded an employment decline of 1.2% and a labour force decline of 0.8%, with unemployment rising by 0.4 percentage points. National employment forecasts from Jobs and Skills Australia suggest that Albury - North's employment should increase by 6.3% over five years and 13.3% over ten years, based on industry-specific projections applied to the local employment mix.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year 2023 shows that Albury - North SA2 has median income of $55,310 and average income of $67,160. These figures are in line with national averages. Regional NSW, however, has a median income of $52,390 and an average income of $65,215. Based on Wage Price Index growth of 10.32% since financial year 2023, estimated incomes for Albury - North SA2 as of March 2026 would be approximately $61,018 (median) and $74,091 (average). According to the 2021 Census, household, family, and personal incomes in Albury - North rank modestly, between the 22nd and 33rd percentiles. The income bracket of $1,500 - 2,999 dominates with 31.1% of residents (3,381 people), similar to broader trends across metropolitan regions showing 29.9% in the same category. 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. In comparison, Regional NSW had 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, lower than Regional NSW's average of $1,733. The median weekly rent in Albury - North was $268, compared to Regional NSW's $330. Nationally, mortgage repayments were significantly higher at $1,863, while rents were substantially higher at $375.

Albury - North features high concentrations of lone person 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 make up the remaining 35.5%, with lone person households at 31.5% and group households comprising 3.8% of the total. The median household size is 2.3 people, which is smaller than 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 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 - 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% in 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 served by 65 different routes that together facilitate 1,234 weekly passenger trips. Residents have excellent access to transport, with an average distance of 155 meters to the nearest stop. Most residents commute outside the area, with cars being the primary mode of transportation at 94%. On average, there are 1.3 vehicles per dwelling, which is below the regional average. According to the 2021 Census, only 8.2% of residents work from home, a figure that may be influenced by COVID-19 conditions.

The service frequency across all routes averages 176 trips per day, equating to about 7 weekly trips per stop. A map accompanies this data, displaying the 100 nearest stops to the location's centerpoint.

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

AreaSearch's health assessment for Albury - North shows significant issues based on mortality rates and chronic condition prevalence across both younger and older age groups.

The area has a private health cover rate of approximately 53%, higher than the average SA2 area. Mental health issues affect 11.4% of residents, while asthma impacts 9.5%. Notably, 61.6% of residents report no medical ailments, compared to 63.3% in Regional NSW. The working-age population faces substantial health challenges due to high chronic condition rates. Albury - North has 21.0% of residents aged 65 and over (2,281 people), lower than the 23.4% in Regional NSW. Health outcomes among seniors present notable challenges, ranking higher than the general population nationally.

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, surveyed in 2016, showed low cultural diversity: 87.7% of residents were citizens, 87.8% born in Australia, and 91.4% spoke English only at home. Christianity was the predominant religion (51.0%). The 'Other' religious category was overrepresented at 2.0%, compared to Regional NSW's 0.8%.

Key ancestry groups were English (29.5%), Australian (28.9%), and Irish (9.5%). Notably, German ancestry was higher than regional averages (5.8% vs 3.1%), while Australian Aboriginal was lower (3.5% vs 4.6%) and Hungarian slightly higher (0.3% vs 0.2%).

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 Regional NSW's average of 43 but essentially aligned with Australia's median age of 38 years. Compared to Regional NSW, Albury - North has a higher proportion of residents aged 25-34 (13.8%) but fewer residents aged 65-74 (11.3%). According to the 2021 Census, the population aged 75-84 grew from 6.1% to 7.4%, while the 65-74 cohort increased from 10.2% to 11.3%. Conversely, the 45-54 age group declined 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 expected to grow by 39%, adding 577 people and reaching a total of 2,074 from the current 1,496. Meanwhile, the 55-64 cohort is projected to grow by a modest 2%, adding 20 people.