Albury - South

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 around 10,346 as of Nov 2025. This reflects a decrease of 173 people since the 2021 Census which reported a population of 10,519. The change was inferred from the estimated resident population of 10,246 in June 2024 and an additional 105 validated new addresses since the Census date. This level of population equates to a density ratio of 214 persons per square kilometer. Population growth was primarily driven by overseas migration.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered, NSW State Government's SA2 level projections released in 2022 with 2021 as the base year are used. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Based on demographic trends and latest annual ERP population numbers, a population increase of just below the median of Australia's non-metropolitan areas is expected. The area is projected to expand by 990 persons to 2041, reflecting an 8.4% gain over the 17 years.

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

Albury - South averaged approximately 38 new dwelling approvals annually over the past five financial years from FY12 to FY16, totalling 190 homes. By June 2016, 12 approvals had been recorded for FY17. The population decline in recent years suggests that new supply has likely kept pace with demand, providing good options for buyers. The average construction cost value of new homes was $583,000, indicating a focus on the premium market by developers.

Commercial approvals amounted to $18.7 million in FY17, reflecting steady commercial investment activity. Compared to the Rest of NSW, Albury - South had 50.0% lower building activity per person as of June 2016. This limited new supply generally supports stronger demand and values for established dwellings. The area's level of new building activity was also below the national average, suggesting its established nature and potential planning limitations. In terms of dwelling types, 46.0% were standalone homes and 54.0% were townhouses or apartments from FY12 to FY16, marking a significant shift from the current housing pattern of 68.0% houses. This trend may indicate diminishing developable land availability and evolving lifestyle preferences and housing affordability needs. With around 232 people per dwelling approval, Albury - South exhibited characteristics of a low density area as of June 2016.

According to the latest AreaSearch quarterly estimate, Albury - South is projected to add 874 residents by 2041. Based on current development patterns, new housing supply should readily 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 39thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 49 projects likely impacting the area. Key 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 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.

Employment drivers in Albury - South are experiencing difficulties, placing it among the bottom 20% of areas assessed across Australia

Albury - South has an educated workforce with essential services sectors well represented. The unemployment rate in September 2025 was 6.2%.

By this date, 5722 residents were employed while the unemployment rate was 2.4% higher than Rest of NSW's rate of 3.8%. Workforce participation was similar to Rest of NSW at 59.2%. Key industries for employment among residents are health care & social assistance (21%), education & training (16%), and construction (10%).

Agriculture, forestry & fishing employed only 1.6% of local workers compared to Rest of NSW's 5.3%. As per the Census, there were 1.3 jobs for every resident, indicating Albury - South functions as an employment hub attracting workers from surrounding areas. Over the year to September 2025, labour force levels increased by 0.8% while employment declined by 0.7%, causing unemployment to rise by 1.5 percentage points. In comparison, Rest of NSW saw employment fall by 0.5%, labour force contract by 0.1%, and unemployment rise by 0.4%. Statewide in NSW, employment contracted by 0.03% (losing 2260 jobs) as of 25-Nov with an unemployment rate of 3.9%. Nationally, the unemployment rate was 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Albury - South's employment mix suggests local employment should increase by 6.7% over five years and 14.0% over ten years, based on simple weighting extrapolation for illustrative purposes only.

The area's income profile falls below national averages based on AreaSearch analysis

The latest postcode level ATO data for financial year 2022 indicates that Albury - South SA2 has an income median of $53,064 and an average income of $67,130. This is higher than the Rest of NSW's median income of $49,459 and average income of $62,998. By September 2025, based on a 12.61% Wage Price Index growth since financial year 2022, estimated incomes would be approximately $59,755 (median) and $75,595 (average). According to Census 2021 income data, personal income ranks at the 60th percentile with a weekly income of $857, while household income is at the 31st percentile. The majority of residents, 29.0% or 3,000 people, fall into the $1,500 - 2,999 income bracket, similar to the surrounding region where this cohort represents 29.9%. Housing costs take up 87.3% of income, but disposable income is below average at the 36th percentile. 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

Dwelling structure in Albury - South, as per the latest Census, consisted of 67.6% houses and 32.4% other dwellings. In comparison, Non-Metro NSW had 83.2% houses and 16.8% other dwellings. Home ownership in Albury - South was 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 monthly mortgage repayments were lower at $1,517 than the Australian 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 constitute 57.8% of all households, including 19.7% couples with children, 27.3% couples without children, and 9.9% single parent families. Non-family households account for the remaining 42.2%, with lone person households at 38.5% and group households comprising 3.7%. The median household size is 2.1 people, which is smaller than the Rest of NSW average of 2.4.

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

Educational attainment in Albury-South is significantly higher than broader benchmarks. As of the latest data, 31.4% of residents aged 15 years and over hold university qualifications, compared to 18.4% in the SA4 region and 21.3% in the Rest of NSW. This substantial educational advantage positions the area strongly for knowledge-based opportunities. Bachelor degrees are the most common at 20.6%, followed by postgraduate qualifications (6.9%) and graduate diplomas (3.9%).

Trade and technical skills also feature prominently, with 34.0% of residents aged 15 years and over holding vocational credentials – advanced diplomas (11.2%) and certificates (22.8%). Educational participation is notably high in the area, 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.

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 a mix of train and bus services. These stops are served by 129 individual routes, collectively facilitating 3,493 weekly passenger trips. Transport accessibility is rated excellent, with residents typically located 133 meters from the nearest stop.

Service frequency averages 499 trips per day across all routes, equating to approximately 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. Approximately 53% (~5,524 people) have private health cover, compared to 50.9% across the Rest of NSW.

Mental health issues affect 10.0%, while arthritis impacts 9.3%. About 63.3% report no medical ailments, compared to 64.2% in the Rest of NSW. The area has a higher proportion of residents aged 65 and over at 24.1% (2,490 people), compared to 20.1% in the 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 low cultural diversity, with 87.9% citizens, 86.0% born in Australia, and 91.6% speaking English only at home. Christianity is the dominant religion, comprising 52.6%. The 'Other' religion category is slightly overrepresented at 1.5%, compared to 1.4% regionally.

For ancestry, the top groups are English (30.2%), Australian (25.8%), and Irish (11.3%). Some ethnic groups have notable differences: Scottish is higher at 9.4% (regional average 8.2%), German at 5.4% (vs regional 5.9%), and Hungarian at 0.3% (vs regional 0.2%).

Albury - South hosts a notably older demographic compared to the national average

Albury-South's median age of 44 years is similar to Rest of NSW's 43 years and higher than 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 2021 and present, the population aged 25-34 increased from 12.1% to 13.7%, while those aged 55-64 decreased from 14.0% to 12.7% and those aged 45-54 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 1,420. Conversely, the 5-14 and 15-24 age groups are expected to decrease in population.