Albury - South
Statistical Area - sa2

Albury - South is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

Albury - South's population is approximately 10,338 as of August 2025. This figure represents a decrease of 181 people since the 2021 Census, which reported a population of 10,519 people. The change is inferred from an estimated resident population of 10,238 in June 2024 and an additional 105 validated new addresses since the Census date. This results in a density ratio of 214 persons per square kilometer. Population growth was primarily driven by overseas migration during recent periods.

AreaSearch is using ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered, NSW State Government's SA2 level projections are utilized, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for the years 2032 to 2041. Based on demographic trends, the area is expected to increase by approximately 990 persons by 2041, representing an 8.5% gain over the 17-year period.

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

Albury - South has averaged approximately 38 new dwelling approvals annually. Development approval data is compiled by the ABS on a financial year basis, totalling 193 approvals from FY20 to FY25 and 1 so far in FY26. The population decline in recent years suggests that new supply has likely kept pace with demand, providing good options for buyers. New properties are constructed at an average expected cost of $468,000.

There have been $18.7 million in commercial approvals this financial year, indicating steady commercial investment activity. Compared to the Rest of NSW, Albury - South has significantly lower building activity, 54.0% below the regional average per person. This limited new supply generally supports stronger demand and values for established dwellings. The area's level is also below the national average, suggesting its established nature and potential planning limitations. New building activity comprises 46.0% standalone homes and 54.0% townhouses or apartments, marking a significant shift from existing housing patterns (currently 68.0% houses). This trend may indicate diminishing developable land availability and responds to evolving lifestyle preferences and housing affordability needs. With around 232 people per dwelling approval, Albury - South exhibits characteristics of a low density area.

Future projections estimate an increase of 882 residents by 2041. Based on current development patterns, new housing supply should meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

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

The performance of an area is significantly influenced by changes in local infrastructure. AreaSearch has identified a total of 54 projects that are likely to impact the area. Notable projects include Botanic Gardens - Elm Ave Redevelopment, Punthill Albury Apartment Hotel, Main Sewer Pump Station Upgrade, and Oddies Creek Splash Park. The following list details those expected to be most relevant.

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

Employment performance in Albury - South has been below expectations when compared to most other areas nationally

Albury - South has a well-educated workforce with essential services sectors well represented. The unemployment rate was 5.7% in the past year, with an estimated employment growth of 3.7%.

As of June 2025, 5,938 residents are employed, and the unemployment rate is 2.1% higher than Rest of NSW's rate of 3.7%. Workforce participation is at 59.2%, similar to Rest of NSW's 56.4%. Key industries for employment among residents are health care & social assistance, education & training, and construction.

However, agriculture, forestry & fishing is under-represented with only 1.6% of Albury - South's workforce compared to 5.3% in Rest of NSW. The area functions as an employment hub with 1.3 workers for every resident, attracting workers from surrounding areas. Over the 12 months to June 2025, employment increased by 3.7%, while labour force increased by 4.4%, causing a rise in unemployment rate by 0.6 percentage points. In comparison, Rest of NSW recorded an employment decline of 0.1% and unemployment rising by 0.4 percentage points. State-level data to Sep-25 shows NSW employment contracted by 0.41% (losing 19,270 jobs), with the state unemployment rate at 4.3%. National employment forecasts from May 2025 suggest a national employment expansion of 6.6% over five years and 13.7% over ten years. Applying these projections to Albury - South's employment mix suggests local growth of approximately 6.7% over five years and 14.0% over ten years.

Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis

Albury - South has a median taxpayer income of $53,064 and an average income of $67,130 according to the latest postcode level ATO data aggregated by AreaSearch for financial year 2022. This is slightly above the national average, contrasting with Rest of NSW's median income of $49,459 and average income of $62,998. Based on Wage Price Index growth of 10.6% since financial year 2022, current estimates would be approximately $58,689 (median) and $74,246 (average) as of March 2025. According to the 2021 Census, personal income ranks at the 60th percentile ($857 weekly), while household income sits at the 32nd percentile. The data shows that the $1,500 - $2,999 earnings band captures 29.0% of the community (2,998 individuals). Housing costs are manageable with 87.3% retained, but disposable income is below average at the 36th percentile and the area's SEIFA income ranking places it in the 5th decile.

Albury - South displays a diverse mix of dwelling types, with above-average rates of outright home ownership

The dwelling structure in Albury - South, as per the latest Census, consisted of 67.6% houses and 32.4% other dwellings such as semi-detached homes, apartments, and 'other' dwellings. This contrasts with Non-Metro NSW's structure of 83.2% houses and 16.8% other dwellings. Home ownership in Albury - South stood at 36.6%, with mortgaged dwellings at 24.2% and rented ones at 39.2%. The median monthly mortgage repayment was $1,517, higher than Non-Metro NSW's average of $1,430. The median weekly rent in Albury - South was $250, compared to Non-Metro NSW's $265. Nationally, Albury - South's mortgage repayments were lower at $1,517 versus Australia's average of $1,863, and rents were substantially lower at $250 compared to the national figure of $375.

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

Family households comprise 57.8 percent of all households, including 19.7 percent couples with children, 27.3 percent couples without children, and 9.9 percent single parent families. Non-family households make up the remaining 42.2 percent, with lone person households at 38.5 percent and group households comprising 3.7 percent of the total. The median household size is 2.1 people, which is smaller than the Rest of NSW average of 2.4 people.

Albury - South performs slightly above the national average for education, showing competitive qualification levels and steady academic outcomes

Educational attainment in Albury - South is notably high, with 31.4% of residents aged 15+ holding university qualifications, compared to 18.4% in the SA4 region and 21.3% in the Rest of NSW. Bachelor degrees are the most common at 20.6%, followed by postgraduate qualifications (6.9%) and graduate diplomas (3.9%). Vocational credentials are also prevalent, with 34.0% of residents aged 15+ holding such qualifications - advanced diplomas account for 11.2% and certificates for 22.8%. Educational participation is high, with 26.6% of residents currently enrolled in formal education.

This includes 8.7% in primary education, 7.1% in secondary education, and 4.1% pursuing tertiary education. A total of 8 schools operate within Albury - South, educating approximately 3,536 students. The area has balanced educational opportunities, with an ICSEA score of 1012. It functions as an education hub, offering 34.2 school places per 100 residents, significantly above the regional average of 17.1. This attracts students from surrounding communities.

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

Albury-South has 251 active public transport stops offering train and bus services. These stops are served by 129 routes, providing a total of 3493 weekly passenger trips. The average distance to the nearest stop is 133 meters for residents.

On average, there are 499 trips per day across all routes, resulting in about 13 weekly trips per stop.

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

Albury-South faces significant health challenges, with common conditions prevalent among both younger and older age groups. Private health cover is relatively high at approximately 53% (~5,520 people), compared to 50.9% across Rest of NSW.

Mental health issues affect 10.0%, while arthritis impacts 9.3% of residents. A total of 63.3% report no medical ailments, slightly lower than the 64.2% in Rest of NSW. The area has a higher proportion of residents aged 65 and over at 24.1% (2,488 people), compared to 20.1% in Rest of NSW.

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

Albury-South has a cultural diversity index below the average, with 87.9% of its population being citizens, 86.0% born in Australia, and 91.6% speaking English only at home. Christianity is the predominant religion, accounting for 52.6% of people in Albury-South. The most notable overrepresentation is seen in the 'Other' category, comprising 1.5% compared to 1.4% across Rest of NSW.

The top three ancestry groups are English (30.2%), Australian (25.8%), and Irish (11.3%). Some ethnic groups show notable divergences: Scottish at 9.4% (vs regional 8.2%), German at 5.4% (vs 5.9%), and Hungarian at 0.3% (vs 0.2%).

Albury - South hosts an older demographic, ranking in the top quartile nationwide

Albury - South's median age is 44 years, similar to Rest of NSW's 43 and above the national average of 38 years. Compared to Rest of NSW, Albury - South has a higher percentage of residents aged 25-34 (13.7%) but fewer residents aged 5-14 (9.6%). Between the 2021 Census and the present day, the proportion of the population aged 25-34 has increased from 12.1% to 13.7%. Conversely, the percentage of those aged 55-64 has decreased from 14.0% to 12.7%, and the proportion of those aged 45-54 has dropped from 12.2% to 11.0%. By 2041, Albury - South's age composition is expected to change significantly. The 25-34 age group is projected to grow by 28%, reaching 1,815 people from the current 1,419. Meanwhile, the 5-14 and 15-24 age groups are expected to experience population declines.