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, as per AreaSearch's analysis, stands at approximately 10,305 as of February 2026. This figure represents a decrease of 214 individuals (2.0%) since the 2021 Census, which recorded a population of 10,519 people. The change is inferred from the estimated resident population of 10,230 in June 2024 and an additional 104 validated new addresses since the Census date. This results in a density ratio of 214 persons per square kilometer, indicating significant space per person and potential room for further development. Overseas migration was the primary driver of population growth in the area during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections for areas not covered by this data, 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. According to demographic trends, the area is expected to expand by approximately 990 persons to 2041, reflecting a gain of 8.9% in total 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 each year over the past five financial years ended June 2021. This totals to around 190 homes. In the current financial year, FY-26, up until now, 12 approvals have been recorded. The population in Albury - South has declined recently, suggesting that new supply has likely kept pace with demand, providing good options for buyers.

New homes are being built at an average expected construction cost of $583,000, indicating a focus on the premium market with high-end developments. There have been $18.7 million in commercial approvals this financial year, showing steady commercial investment activity. Compared to the rest of NSW, Albury - South records significantly lower building activity, 50.0% below the regional average per person. This limited new supply generally supports stronger demand and values for established dwellings. This level is also under the national average, suggesting the area's established nature and potential planning limitations. New building activity shows 46.0% standalone homes and 54.0% townhouses or apartments. This trend towards denser development provides accessible entry options and appeals to downsizers, investors, and entry-level buyers.

This marks a significant shift from existing housing patterns, which are currently 68.0% houses, suggesting diminishing developable land availability and responding to evolving lifestyle preferences and housing affordability needs. With around 232 people per dwelling approval, Albury - South shows characteristics of a low density area. Future projections estimate that Albury - South will add approximately 915 residents by the year 2041 (based on the latest AreaSearch quarterly estimate). 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 36thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 49 projects that may affect this region. Notable ones 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 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.

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 prominent essential services sectors. As of September 2025, the unemployment rate is 6.2%. The region's unemployment rate is 2.4% higher than Rest of NSW's rate of 3.8%, and its workforce participation is at 70.2%, compared to Rest of NSW's 61.5%.

According to Census responses, 13.6% of residents work from home. Key industries for employment among residents are health care & social assistance, education & training, and construction, while agriculture, forestry & fishing employs just 1.6% of local workers, below Rest of NSW's 5.3%. The area functions as an employment hub with 1.3 workers per resident.

Over the year to September 2025, labour force levels increased by 0.8%, while employment declined by 0.7%, causing the unemployment rate to rise by 1.5 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase in employment over five years and 13.7% over ten years, with local growth rates varying by industry sector. 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.

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

AreaSearch's data for financial year 2023 shows Albury - South SA2 has an average national income level. The median income is $55,729 and the average is $68,225. This contrasts with Rest of NSW's median income of $52,390 and average income of $65,215. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated incomes as of September 2025 would be approximately $60,667 (median) and $74,270 (average). Census 2021 data shows personal income ranks at the 60th percentile ($857 weekly), while household income is at the 31st percentile. Distribution data indicates that the $1,500 - 2,999 bracket dominates with 29.0% of residents (2,988 people). Housing costs are manageable with 87.3% retained, 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 a higher proportion of rental properties than the broader region

In Albury - South, as recorded in the latest Census, 67.6% of dwellings were houses, with the remaining 32.4% comprising semi-detached homes, apartments, and other types. This is compared to Non-Metro NSW's figures of 82.6% houses and 17.4% other dwellings. The home ownership rate in Albury - South was 36.6%, with mortgaged dwellings at 24.2% and rented ones at 39.2%. The median monthly mortgage repayment in the area was $1,517, lower than Non-Metro NSW's average of $1,733. The median weekly rent figure for Albury - South was $250, significantly below Non-Metro NSW's $330 and the national average of $375. Nationally, Albury - South's mortgage repayments are lower than the Australian average of $1,863.

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

Family households account for 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 make up 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 significantly surpasses broader benchmarks. As of 2021, 31.4% of residents aged 15 years and above held university qualifications, compared to 18.4% in the SA4 region and 21.3% in the Rest of NSW. Bachelor degrees were the most prevalent at 20.6%, followed by postgraduate qualifications (6.9%) and graduate diplomas (3.9%). Trade and technical skills featured prominently, with 34.0% of residents aged 15 years and above holding vocational credentials – advanced diplomas (11.2%) and certificates (22.8%).

Educational participation was notably high, with 26.6% of residents currently enrolled in formal education as of the latest data. This included 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 283 active public transport stops offering a mix of train and bus services. These are covered by 111 routes, providing 3,560 weekly passenger trips in total. The area's transport accessibility is rated excellent, with residents typically located 134 meters from the nearest stop. Most residents commute outward daily, primarily by car (88%), while 8% walk. On average, there are 1.1 vehicles per dwelling, below the regional norm. According to the 2021 Census, 13.6% of residents work from home, which may reflect COVID-19 conditions.

Service frequency averages 508 trips per day across all routes, equating to about 12 weekly trips per stop. A map accompanies this data, displaying the 100 nearest stops to the location's centrepoint.

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 according to AreaSearch's assessment.

Mortality rates and chronic condition prevalence are notable across both younger and older age cohorts. The area has approximately 53% private health cover, slightly above the average SA2 area (~5,492 people). Mental health issues and arthritis were found to be the most common medical conditions, impacting 10.0% and 9.3% of residents respectively. About 63.3% of residents declared themselves completely clear of medical ailments, similar to the Rest of NSW figure. Working-age residents have above average prevalence of chronic health conditions. The area has 24.1% of residents aged 65 and over (2,480 people), with national rankings higher than the general population.

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 below average, with 87.9% citizens, 86.0% born in Australia, and 91.6% speaking English only at home. Christianity is the main religion, comprising 52.6%. The 'Other' religion category is overrepresented at 1.5%, compared to 0.8% regionally.

Top ancestry groups are English (30.2%), Australian (25.8%), and Irish (11.3%). Notable divergences include Scottish (9.4% vs regional 8.0%), German (5.4% vs 3.1%), and Hungarian (0.3% vs 0.2%).

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

Albury - South's median age is 44 years, similar to Rest of NSW's 43 years and above the national average of 38 years. Compared to Rest of NSW, Albury - South has a higher proportion of residents aged 25-34 (14.2%) but fewer residents aged 5-14 (9.4%). Between the 2021 Census and now, the proportion of residents aged 25-34 has increased from 12.1% to 14.2%, while the proportions of those aged 45-54 have decreased from 12.2% to 10.7% and those aged 55-64 have dropped from 14.0% to 12.5%. By 2041, Albury - South is projected to experience significant changes in its age composition. The 25-34 age group is expected to grow by 24%, reaching 1,815 residents from the current 1,465. Conversely, the 5-14 and 65-74 age groups are projected to see population declines.