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

Based on AreaSearch's analysis, Albury - North's population is around 10,851 as of Feb 2026. This reflects an increase of 324 people (3.1%) 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 the ABS as of June 2024 and an additional 155 validated new addresses since the Census date. This population level equates to a density ratio of 449 persons per square kilometer, providing significant space per person and potential room for further development. Albury - North's 3.1% growth since the census positions it within 2.8 percentage points of the Rest of NSW (5.9%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration, which contributed approximately 58.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. Regarding demographic trends, a significant population increase in the top quartile of regional areas across the nation is forecast, with the area expected to expand by 2,578 persons to 2041 based on the latest annual ERP population numbers, recording a gain of 21.5% 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 around 41 new homes approved annually, with 205 homes approved over the past 5 financial years (between FY-21 and FY-25) and 32 so far in FY-26. At an average of just 0.8 new residents per year arriving per new home over the past 5 financial years (between FY-21 and FY-25), supply is meeting or surpassing demand, providing greater buyer choice and supporting potential for population growth above projections, while new homes are being built at an average value of $266,000—below regional norms—reflecting more affordable housing options for purchasers. There have also been $13.6 million in commercial approvals this financial year, indicating steady commercial investment activity.

When measured against the Rest of NSW, Albury - North has around half the rate of new dwelling approvals per person and ranks in the 54th percentile of areas assessed nationally. New development consists of 86.0% detached houses and 14.0% attached dwellings, preserving the area's low-density nature with an emphasis on detached housing attracting space-seeking buyers. The location has approximately 296 people per dwelling approval, indicating a low-density market.

Future projections show Albury - North adding 2,332 residents by 2041 (from 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.

Albury - North has emerging levels of nearby infrastructure activity, ranking in the 38thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total 31 projects have been identified by AreaSearch that are likely to have an impact on the area. Key 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 the list below detailing those likely to be of most relevance.

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 possesses a skilled workforce, with essential services sectors well represented, and an unemployment rate of 6.1%. As of December 2025, 5,648 residents are in work while the unemployment rate is 2.1% above Regional NSW's rate of 3.9%, and workforce participation is well beyond standard (68.5% compared to Regional NSW's 61.3%). Based on Census responses, a low 8.2% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The dominant employment sectors among residents include health care and social assistance, retail trade, and construction. The area shows particularly strong specialization in manufacturing, with an employment share of 1.6 times the regional level. Conversely, agriculture, forestry and fishing shows lower representation at 0.9% versus the regional average of 5.3%. The area appears to offer limited employment opportunities locally, as indicated by the count of the Census working population versus the resident population.

Based on AreaSearch analysis of SALM and ABS data, during the year to December 2025, the labour force decreased by 2.0% alongside a 2.8% employment decline, causing the unemployment rate to rise by 0.7 percentage points. By comparison, Regional NSW recorded an employment decline of 1.2%, a labour force decline of 0.8%, with unemployment rising 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Albury - North. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Albury - North's employment mix suggests local employment should increase by 6.3% over five years and 13.3% 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 sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for FY-23 reveals that income in the Albury - North SA2 is in line with national averages, with the median assessed at $55,310 while the average income stands at $67,160. This contrasts with Regional NSW's figures of a median income of $52,390 and an average income of $65,215. Based on Wage Price Index growth of 8.86% since FY-23, current estimates would be approximately $60,210 (median) and $73,110 (average) as of September 2025. From the 2021 Census, household, family and personal incomes all rank modestly in Albury - North, between the 22nd and 33rd percentiles. Income brackets indicate the $1,500 - 2,999 bracket dominates with 31.1% of residents (3,374 people), consistent with broader trends across the metropolitan region showing 29.9% in the same category. After housing, 85.3% of income remains, though this ranks at only 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

Dwelling structure within Albury - North, as evaluated at the latest Census, comprised 84.9% houses and 15.1% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional NSW's 82.6% houses and 17.4% other dwellings. Meanwhile, the level of home ownership within Albury - North lagged that of Regional NSW, at 30.9%, with the remainder of dwellings either mortgaged (32.8%) or rented (36.2%). The median monthly mortgage repayment in the area was well below the Regional NSW average at $1,300, while the median weekly rent figure was recorded at $268, compared to Regional NSW's $1,733 and $330. Nationally, Albury - North's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are 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 dominate at 64.5% of all households, comprising 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 of 2.3 people 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 faces educational challenges, with university qualification rates (18.2%) substantially below the NSW average of 32.2%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 12.4%, followed by postgraduate qualifications (3.2%) and graduate diplomas (2.6%). Trade and technical skills feature prominently, with 40.2% of residents aged 15+ holding vocational credentials, including advanced diplomas (10.3%) and certificates (29.9%).

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

Public transport analysis reveals 173 active transport stops operating within Albury - North, comprising a mix of buses. These stops are serviced by 65 individual routes, collectively providing 1,234 weekly passenger trips. Transport accessibility is rated as excellent, with residents typically located 155 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 94%. Vehicle ownership averages 1.3 per dwelling, which is below the regional average. A relatively low 8.2% of residents work from home (2021 Census; 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 centrepoint.

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

Health data reveals substantial challenges facing Albury - North, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. The prevalence of common health conditions is notable across both younger and older age cohorts, and the rate of private health cover just leads the average SA2 area at approximately 53% of the total population (~5,707 people).

The most common medical conditions in the area are mental health issues and asthma, impacting 11.4 and 9.5% of residents, respectively, while 61.6% declared themselves as completely clear of medical ailments compared to 63.3% across Regional NSW. The working-age population faces notable health challenges with elevated chronic condition rates. The area has 20.5% of residents aged 65 and over (2,225 people), which is lower than the 23.4% in Regional 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 be below average in terms of cultural diversity, with 87.7% of its population being citizens, 87.8% born in Australia, and 91.4% speaking English only at home. The main religion in Albury - North is Christianity, which makes up 51.0% of people. However, the most apparent overrepresentation was in Other, which comprises 2.0% of the population, compared to 0.8% across Regional NSW.

In terms of ancestry (country of birth of parents), the top three represented groups in Albury - North are English, comprising 29.5% of the population, Australian, comprising 28.9% of the population, and Irish, comprising 9.5% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: German is notably overrepresented at 5.8% of Albury - North (vs 3.1% regionally), Australian Aboriginal at 3.5% (vs 4.6%) and Hungarian at 0.3% (vs 0.2%).

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

The 39-year median age in Albury - North is significantly below Regional NSW's average of 43 while essentially aligned with Australia's 38 years. Relative to Regional NSW, Albury - North has a higher concentration of 25 - 34 residents (14.4%) but fewer 65 - 74 year-olds (11.1%). Following the 2021 Census, the 25 to 34 age group has grown from 13.1% to 14.4% of the population. Conversely, the 45 to 54 cohort has declined from 12.7% to 10.8%. Looking ahead to 2041, demographic projections reveal significant shifts in Albury - North's age structure. Leading the demographic shift, the 25 to 34 group will grow by 38% (594 people), reaching 2,156 from 1,561. Meanwhile, the 55 to 64 cohort will grow by a modest 1% (14 people).