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

Based on AreaSearch's analysis, Albury - South's population is around 10,305 as of Feb 2026. This reflects a decrease of 214 people (2.0%) since the 2021 Census, which reported a population of 10,519 people. The change is inferred from the estimated resident population of 10,230 from the ABS as of June 2024 and an additional 104 validated new addresses since the Census date. This population level equates to a density ratio of 214 persons per square kilometer, providing significant space per person and potential room for further development. Population growth for the area was primarily driven by overseas migration, which was essentially the sole driver of population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. Regarding demographic trends, a population increase just below the median of Australia's non-metropolitan areas is expected, with the area expected to expand by 990 persons by 2041 based on the latest annual ERP population numbers, reflecting a gain of 8.9% in total 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 has averaged around 38 new dwelling approvals each year, totalling 190 homes over the past 5 financial years. So far in FY-26, 13 approvals have been recorded. With population declining over recent years, new supply has likely been keeping up with demand, offering good choice to buyers, while new homes are being built at an average value of $583,000, showing that developers are focusing on the premium market with high-end developments. There have also been $18.7 million in commercial approvals this financial year, indicating steady commercial investment activity.

Compared to the Rest of NSW, Albury - South records markedly lower building activity (50.0% below regional average per person). This limited new supply generally supports stronger demand and values for established dwellings. This level is similarly under the national average, indicating the area's established nature and suggesting potential planning limitations. New building activity shows 46.0% standalone homes and 54.0% townhouses or apartments. This trend toward denser development provides accessible entry options and appeals to downsizers, investors, and entry-level buyers. This marks a significant departure from existing housing patterns (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 show Albury - South adding 915 residents by 2041 (from 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

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 49 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include the Botanic Gardens - Elm Ave Redevelopment, Punthill Albury Apartment Hotel, Main Sewer Pump Station Upgrade, and Oddies Creek Splash Park, with the list below detailing those likely to be of most relevance.

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 a well-educated workforce, with essential services sectors well represented, and an unemployment rate of 6.1%. As of December 2025, 5,631 residents are in work, while the unemployment rate is 2.1% above Regional NSW's rate of 3.9%, and workforce participation is well beyond standard (69.0% compared to Regional NSW's 61.3%). Based on Census responses, a moderate 13.6% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The key industries of employment among residents are health care & social assistance, education & training, and construction. In contrast, agriculture, forestry & fishing employs just 1.6% of local workers, below Regional NSW's 5.3%. With 1.3 workers for every resident, as at the Census, the area functions as an employment hub, hosting more jobs than residents and attracting workers from surrounding areas.

Based on AreaSearch analysis of SALM and ABS data, over the 12 months to December 2025, labour force levels decreased by 2.1% while employment declined by 3.3%, causing the unemployment rate to rise by 1.2 percentage points. This compares to Regional NSW, where employment fell by 1.2%, labour force contracted by 0.8%, and unemployment rose 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Albury - South. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Albury - South's employment mix suggests local employment should increase by 6.7% over five years and 14.0% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

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

AreaSearch's latest postcode level ATO data for FY-23 reveals that income in the Albury - South SA2 is approximately average nationally, with the median assessed at $55,729 while the average income stands at $68,225. This contrasts with Regional NSW's figures of a median income of $52,390 and an average income of $65,215. Based on Wage Price Index growth of 8.86% since FY-23, current estimates would be approximately $60,667 (median) and $74,270 (average) as of September 2025. Census 2021 income data shows personal income ranks at the 60th percentile ($857 weekly), while household income sits at the 31st percentile. Distribution data shows the $1,500 - 2,999 bracket dominates with 29.0% of residents (2,988 people), aligning with the surrounding region where this cohort likewise represents 29.9%. Housing costs are manageable with 87.3% retained, though disposable income sits 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 a higher proportion of rental properties than the broader region

Dwelling structure within Albury - South, as evaluated at the latest Census, comprised 67.6% houses and 32.4% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional NSW's 82.6% houses and 17.4% other dwellings. Meanwhile, the level of home ownership within Albury - South slightly lagged that of Regional NSW, at 36.6%, with the remainder of dwellings either mortgaged (24.2%) or rented (39.2%). The median monthly mortgage repayment in the area was well below the Regional NSW average at $1,517, while the median weekly rent figure was recorded at $250, compared to Regional NSW's $1,733 and $330. Nationally, Albury - South's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are 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 dominate at 57.8% of all households, comprising 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% of the total. The median household size of 2.1 people 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 significantly surpasses broader benchmarks, 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. This substantial educational advantage positions the area strongly for knowledge-based opportunities. Bachelor degrees lead at 20.6%, followed by postgraduate qualifications (6.9%) and graduate diplomas (3.9%). Trade and technical skills feature prominently, with 34.0% of residents aged 15+ holding vocational credentials, including 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

Public transport analysis reveals 283 active transport stops operating within Albury - South, comprising a mix of trains and buses. These stops are serviced by 111 individual routes, collectively providing 3,560 weekly passenger trips. Transport accessibility is rated as excellent, with residents typically located 134 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 88%, with 8% walking. Vehicle ownership averages 1.1 per dwelling, which is below the regional average. Some 13.6% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 508 trips per day across all routes, equating to approximately 12 weekly trips per individual stop. The accompanying map shows the 100 nearest stops to the location centrepoint.

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

Health data reveals substantial challenges facing Albury - South, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. The prevalence of common health conditions is notable across both younger and older age cohorts, and the rate of private health cover just leads that of the average SA2 area at approximately 53% of the total population (~5,492 people).

The most common medical conditions in the area were found to be mental health issues and arthritis, impacting 10.0 and 9.3% of residents, respectively, while 63.3% declared themselves as completely clear of medical ailments compared to 63.3% across Regional NSW. Working-age residents show an above average prevalence of chronic health conditions. The area has 24.1% of residents aged 65 and over (2,480 people), with national rankings even 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 was found to be below average in terms of cultural diversity, with 87.9% of its population being citizens, 86.0% born in Australia, and 91.6% speaking English only at home. The main religion in Albury - South is Christianity, which makes up 52.6% of the people. However, the most apparent overrepresentation was in Other, which comprises 1.5% of the population, compared to 0.8% across Regional NSW.

In terms of ancestry (country of birth of parents), the top three represented groups in Albury - South are English, comprising 30.2% of the population, Australian, comprising 25.8% of the population, and Irish, comprising 11.3% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Scottish is notably overrepresented at 9.4% of Albury - South (vs 8.0% regionally), 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 of 44 years is similar to Regional NSW's 43 and well above the 38-year national average. Relative to Regional NSW, Albury - South has a higher concentration of 25 - 34 residents (14.2%) but fewer 5 - 14 year-olds (9.4%). Since the 2021 Census, the 25 to 34 age group has grown from 12.1% to 14.2% of the population. Conversely, the 45 to 54 cohort has declined from 12.2% to 10.7% and the 55 to 64 group dropped from 14.0% to 12.5%. By 2041, Albury - South is expected to see notable shifts in its age composition. Leading the demographic shift, the 25 to 34 group will grow by 24% (349 people), reaching 1,815 from 1,465. On the other hand, the 5 to 14 and 65 to 74 cohorts are expected to experience population declines.