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

According to the analysis by AreaSearch, the population of Albury - South stands at approximately 10,318 in May 2026. This represents a decline of 201 individuals (1.9%) from the 10,519 residents recorded in the 2021 Census. This shift is calculated using the June 2025 ABS estimated resident population of 10,310 along with 105 validated new addresses registered since the Census. The current population density is 214 persons per square kilometer, which indicates a low-density environment with substantial space per inhabitant and potential for future growth. The main driver of population gains during recent times was overseas migration, which served as the primary contributor to population increases.

For each SA2 region, AreaSearch adopts the 2024 projections from the ABS and Geoscience Australia, using 2022 as the base year. In instances where these projections do not cover an SA2 area, the 2022 NSW State Government SA2 level projections, using 2021 as the base year, are applied. The growth rates by age group from these datasets are projected forward for the years 2032 to 2041. Based on recent annual ERP statistics, the area is anticipated to experience population growth slightly below the median for non-metropolitan Australia, expanding by 946 residents by 2041, which represents an overall gain of 9.1% over a 16-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 recorded approximately 38 new residential approvals per year, totaling 190 home approvals over the last 5 financial years (between FY-21 and FY-25) and 30 approvals during the current FY-26. Amid recent population declines, this new housing supply has likely aligned with demand, providing buyers with options, while newly built properties average a value of $583,000, indicating that developers are targeting the high-end market with premium homes. In addition, commercial development approvals have reached $18.7 million this financial year, reflecting a moderate level of commercial building activity.

In comparison to the Rest of NSW, building activity per person in Albury - South is about half as high, placing the area in the 62nd percentile of all regions evaluated nationwide. The composition of new construction comprises 46.0% detached houses and 54.0% medium to high-density dwellings. This focus on higher density housing offers accessible points of entry and holds appeal for downsizers, investors, and first-time buyers. This represents a clear departure from the existing housing stock (which is 68.0% houses), pointing to a shrinking supply of developable land and reflecting evolving lifestyle preferences and the demand for more varied, affordable housing. There are approximately 231 people per dwelling approval, showing that this is a low-density market.

Projections indicate that Albury - South will add 938 residents by 2041 (calculated from the most recent AreaSearch quarterly estimate). Current levels of development appear to correspond well with future demand, supporting stable conditions in the market without creating strong upward pressure on prices.

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

Changes to local infrastructure, major developments, and urban planning policies are key factors influencing regional performance. AreaSearch has identified a total of 49 projects expected to impact the region. Notable initiatives include the Botanic Gardens - Elm Ave Redevelopment, Punthill Albury Apartment Hotel, Main Sewer Pump Station Upgrade, and Oddies Creek Splash Park, with the detailed list below showcasing the most significant projects.

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

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

Albury - South has a highly educated workforce, a strong presence in essential services, and an unemployment rate of 6.8%. In March 2026, there are 5,503 employed residents, with an unemployment rate that is 2.7% higher than the Regional NSW rate of 4.1%, while workforce participation is exceptionally high at 67.4% compared to 60.6% in Regional NSW. Census data indicates that a moderate 13.6% of residents worked from home, although this figure should be viewed in light of Covid-19 restrictions.

The primary employment industries for local residents are health care & social assistance, education & training, and construction. Conversely, agriculture, forestry & fishing is underrepresented, employing only 1.6% of the workforce in Albury - South compared to 5.3% in Regional NSW. With 1.3 workers for every local resident at the time of the Census, the area operates as an employment center, providing more jobs than it has working residents and drawing in commuters from surrounding areas.

An analysis of SALM and ABS data by AreaSearch shows that during the 12 months leading up to March 2026, the labour force shrank by 4.1% and employment fell by 5.4%, causing the unemployment rate to increase by 1.3 percentage points. In comparison, Regional NSW experienced a 0.9% drop in employment, a 0.4% contraction in the labour force, and a 0.5 percentage point rise in unemployment. National employment projections from Jobs and Skills Australia as of May-25 provide context for future employment demand in Albury - South. These five and ten-year forecasts have been applied to the local workforce structure to model potential growth. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, though rates vary by sector. Projecting these industry-level forecasts onto the employment profile of Albury - South suggests that local employment could grow by 6.7% over five years and 14.0% over ten years (this represents a basic weighted extrapolation for demonstration purposes and does not incorporate local population forecasts).

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

According to postcode level ATO statistics aggregated by AreaSearch for financial year 2023, the Albury - South SA2 records a median taxpayer income of $55,729 and an average taxpayer income of $68,225. These figures align closely with national benchmarks and compare to a median income of $52,390 and an average income of $65,215 across Regional NSW. Adjusting for Wage Price Index growth of 10.32% since financial year 2023, estimated figures for March 2026 are approximately $61,480 for median income and $75,266 for average income. The 2021 Census indicates that personal income is in the 60th percentile ($857 weekly), whereas household income is in the 31st percentile. In terms of income brackets, the largest segment includes 29.0% of residents (2,992 people) earning within the $1,500 - 2,999 range, mirroring metropolitan trends where 29.9% of the population falls into this category. Housing costs are manageable, with residents keeping 87.3% of their income, though disposable income is below average in the 36th percentile, and the SEIFA index ranks the area in the 5th decile.

Albury - South displays a diverse mix of dwelling types, with a higher proportion of rental properties than the broader region

The housing stock in Albury - South at the time of the latest Census consisted of 67.6% houses and 32.4% other dwelling types (such as semi-detached homes, apartments, and alternative housing), compared to Regional NSW which recorded 82.6% houses and 17.4% other dwellings. The home ownership rate in Albury - South was slightly below the Regional NSW average, standing at 36.6%, with the remaining properties being mortgaged (24.2%) or rented (39.2%). The median monthly mortgage payment of $1,517 was significantly lower than the Regional NSW average of $1,733, and the median weekly rent of $250 was also well below the regional average of $330. Nationally, mortgage payments in Albury - South are much lower than the Australian average of $1,863, and rents are also significantly below the national average of $375.

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

Families make up the majority of households at 57.8%, consisting of 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 single person households representing 38.5% and group households comprising 3.7% of the total. The median household size is 2.1 persons, 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

The level of education in Albury - South is notably higher than regional benchmarks, with 31.4% of residents aged 15+ holding a university degree, compared to 18.4% in the SA4 region and 21.3% in the Rest of NSW. This educational lead positions the region well for knowledge-driven employment. Bachelor degrees are the most common at 20.6%, followed by postgraduate qualifications (6.9%) and graduate diplomas (3.9%). Vocational training is also common, with 34.0% of residents aged 15+ possessing vocational qualifications, including advanced diplomas (11.2%) and certificates (22.8%).

Engagement in education is high, with 26.6% of residents enrolled in formal study. This student population includes 8.7% in primary school, 7.1% in high school, and 4.1% enrolled in higher education.

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

Public transit data shows 283 active transport stops in Albury - South, including a combination of train and bus services. These stops support 111 different routes, which deliver a total of 3,560 weekly passenger journeys. Accessibility is highly rated, with residents living an average of 134 meters from their nearest transit stop. Because this is a residential district, most commuters travel outside the area, with private vehicles remaining the primary transport mode at 88%, and 8% of residents walking. Vehicle ownership stands at 1.1 cars per household, which is below the regional average. A total of 13.6% of residents worked from home, according to the 2021 Census, which may have been influenced by COVID-19 pandemic guidelines.

Transit service frequency averages 508 daily journeys across all routes, which is approximately 12 weekly trips per stop. The map provided highlights the 100 closest transit stops to the central point of the area.

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

Health indicators highlight notable difficulties for Albury - South, based on AreaSearch's evaluation of mortality data and the prevalence of chronic illnesses across both younger and older cohorts, while the private health insurance rate is slightly higher than the average SA2 area at roughly 53% of the population (~5,499 people).

The most prevalent medical conditions in the region were mental health conditions and arthritis, affecting 10.0% and 9.3% of the population, respectively, while 63.3% of residents reported having no chronic medical conditions, matching the 63.3% rate across Regional NSW. Working-age population cohorts show higher than average rates of chronic illness. The area has 24.6% of its population aged 65 and over (2,534 people), which exceeds the Regional NSW level of 23.4%, and national health rankings for this group are 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 lower levels of cultural diversity compared to benchmarks, with citizens making up 87.9% of the population, 86.0% of residents born in Australia, and 91.6% speaking only English at home. Christianity is the predominant religion, followed by 52.6% of the population. The most notable overrepresentation is in the Other religious category, which accounts for 1.5% of residents compared to 0.8% across Regional NSW.

Looking at ancestral backgrounds, the three largest groups in Albury - South are English at 30.2%, Australian at 25.8%, and Irish at 11.3%. There are also distinct differences in other groups, with Scottish ancestry overrepresented at 9.4% (compared to 8.0% regionally), German at 5.4% (compared to 3.1%), and Hungarian at 0.3% (compared to 0.2%).

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

The median age in Albury - South is 44 years, which is close to the Regional NSW average of 43 years and well above the national average of 38 years. Compared to Regional NSW, Albury - South has a higher proportion of residents aged 25 - 34 (13.6%) but fewer aged 5 - 14 (9.4%). Since the 2021 Census, the 25 to 34 age bracket has risen from 12.1% to 13.6% of the population, and the 75 to 84 cohort has grown from 7.5% to 8.6%. On the other hand, the 45 to 54 cohort decreased from 12.2% to 10.9% and the 55 to 64 bracket fell from 14.0% to 12.8%. By 2041, the age structure of Albury - South is projected to change. The 25 to 34 demographic is expected to grow by 24% (an increase of 341 people), rising from 1,401 to 1,743. Conversely, the 5 to 14 and 65 to 74 age cohorts are projected to experience population decreases.