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 of May 2026, is approximately 10,318, a decrease of 201 people from the 2021 Census figure of 10,519. This decline is inferred from ABS data showing an estimated resident population of 10,310 in June 2025 and the validation of 105 new addresses since the Census date. The population density stands at 214 persons per square kilometer, offering significant space per person and potential for further development. Overseas migration was the primary driver of population growth in recent periods. AreaSearch uses ABS/Geoscience Australia projections released in 2024 with a base year of 2022 for each SA2 area.

For areas not covered by this data, NSW State Government's SA2 level projections from 2022 with a base year of 2021 are applied. Growth rates by age group are used for all areas from 2032 to 2041. Demographic trends suggest a population increase just below the median of Australia's non-metropolitan areas, with an expected expansion of 946 persons to reach approximately 11,264 by 2041. This reflects a gain of 9.1% over the 16-year period based on the latest annual ERP population numbers.

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, totalling 190 homes. As of FY26, 28 approvals have been recorded. The population has declined in recent years, suggesting that new supply has likely kept pace with demand, offering good choice for buyers. The average construction cost value of new homes is $583,000, indicating a focus on the premium market and high-end developments.

This financial year has seen $18.7 million in commercial approvals, reflecting steady commercial investment activity. Compared to the Rest of NSW, Albury - South records roughly half the building activity per person, placing it among the 62nd percentile nationally for assessed areas. New building activity comprises 46.0% standalone homes and 54.0% medium and high-density housing, showing a trend towards denser development to provide accessible entry options appealing to downsizers, investors, and entry-level buyers. This shift contrasts with the area's existing housing composition of 68.0% houses, suggesting decreasing availability of developable sites and reflecting changing lifestyles and demand for diverse, affordable housing options. The location has approximately 232 people per dwelling approval, indicating a low-density market.

Future projections estimate Albury - South to add 938 residents by 2041 (AreaSearch quarterly estimate). Existing development levels appear aligned with future requirements, maintaining stable market conditions without significant price pressures.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 49 projects likely impacting the area. Notable ones are 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 unemployment rate of 6.1% as of December 2025, with 5,631 residents employed. Its unemployment rate is 2.1% higher than Regional NSW's rate of 3.9%, and workforce participation is at 68.5%, compared to Regional NSW's 60.5%. According to Census responses, 13.6% of residents work from home.

The dominant employment sectors are health care & social assistance, education & training, and construction. Agriculture, forestry & fishing is under-represented, with only 1.6% of the workforce compared to Regional NSW's 5.3%. There is a ratio of 1.3 workers per resident, indicating the area functions as an employment hub attracting workers from surrounding areas.

Over the year to December 2025, labour force levels decreased by 2.1%, with a 3.3% employment decline, causing the unemployment rate to rise by 1.2 percentage points. In contrast, Regional NSW saw a 1.2% employment contraction, a 0.8% labour force fall, and a 0.4 percentage point increase in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 suggest that Albury - South's employment should increase by 6.7% over five years and 14.0% over ten years, based on industry-specific projections applied to the local employment mix.

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

The Albury-South SA2 postcode had median taxpayer income of $55,729 and average income of $68,225 in financial year 2023. This aligns with national averages, contrasting with Regional NSW's median income of $52,390 and average income of $65,215. By March 2026, estimates suggest median income will be approximately $61,480 and average income $75,266, based on Wage Price Index growth of 10.32% since financial year 2023. Census 2021 data shows personal income ranks at the 60th percentile ($857 weekly) and household income at the 31st percentile. The predominant income cohort spans 29.0% of locals (2,992 people), earning $1,500 - 2,999 weekly. This is similar to metropolitan regions where 29.9% occupy this range. Housing costs are manageable with 87.3% retained income, but disposable income ranks 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

Albury - South's dwelling structures, as per the latest Census, consisted of 67.6% houses and 32.4% other dwellings (semi-detached, apartments, 'other' dwellings). This is compared to Regional NSW's 67.6% houses and 17.4% 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, below Regional NSW's average of $1,733. The median weekly rent figure was recorded at $250, compared to Regional NSW's $330. Nationally, Albury - South's mortgage repayments were significantly lower than the Australian average of $1,863, and rents were substantially below 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 comprise the remaining 42.2%, with lone person households at 38.5% and group households making up 3.7% of the total. The median household size is 2.1 people, which is smaller than the Regional 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 exceeds broader benchmarks significantly. 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 educational advantage positions the area favourably for knowledge-based opportunities. Bachelor degrees are most prevalent at 20.6%, followed by postgraduate qualifications (6.9%) and graduate diplomas (3.9%).

Trade and technical skills are prominent, 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, 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 283 active public transport stops offering a mix of train and bus services. These stops are served by 111 routes, facilitating 3,560 weekly passenger trips. Transport accessibility is excellent, with residents typically living 134 meters from the nearest stop. Most commuters travel outward daily, primarily by car (88%), while 8% walk. The average vehicle ownership per dwelling is 1.1, below the regional norm. According to the 2021 Census, 13.6% of residents work from home, potentially due to COVID-19 conditions.

Daily service frequency averages 508 trips across all routes, equating to around 12 weekly trips per stop. The accompanying map displays the 100 nearest stops to the location's centerpoint.

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 substantial among both younger and older age cohorts. The area has private health cover at approximately 53%, slightly higher than the average SA2 area (~5,499 people). Mental health issues and arthritis are the most common medical conditions, affecting 10.0% and 9.3% of residents respectively. However, 63.3% of residents report having no medical ailments, similar to Regional NSW's figure. Working-age residents have a higher-than-average prevalence of chronic health conditions. The area has a larger proportion of residents aged 65 and over (24.6%, or 2,534 people), compared to Regional NSW's 23.4%. National rankings for these figures are also 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 showed cultural diversity below average, with 87.9% citizens, 86.0% born in Australia, and 91.6% speaking English only at home. Christianity was the main religion, comprising 52.6%. The population had an overrepresentation of Other religions at 1.5%, compared to Regional NSW's 0.8%.

Top ancestry groups were English (30.2%), Australian (25.8%), and Irish (11.3%). Notably, Scottish was overrepresented at 9.4% (vs regional 8.0%), German at 5.4% (vs 3.1%), and Hungarian at 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 Regional NSW's 43 and above the national average of 38 years. Compared to Regional NSW, Albury - South has a higher percentage of residents aged 25-34 (13.6%) but fewer residents aged 5-14 (9.4%). Between the 2016 Census and the 2021 Census, the population aged 25-34 grew from 12.1% to 13.6%, while the 75-84 age group increased from 7.5% to 8.6%. Conversely, the 45-54 age group declined from 12.2% to 10.9%, and the 55-64 age group dropped from 14.0% to 12.8%. By 2041, Albury - South's age composition is expected to change significantly. The 25-34 age group is projected to grow by 24%, adding 341 people to reach a total of 1,743 from the current 1,401. Meanwhile, the 5-14 and 65-74 age groups are expected to decrease in population.