Albury - South
Statistical Area - sa2

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

As of Nov 2025, Albury - South's population is around 10,346, reflecting a decrease of 173 people since the 2021 Census which reported a population of 10,519. This change is inferred from ABS estimated resident population of 10,246 as of June 2024 and an additional 105 validated new addresses since the Census date. The population density ratio is 214 persons per square kilometer. Population growth was primarily driven by overseas migration. AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022.

For areas not covered, NSW State Government's SA2 level projections are used, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Based on the latest population numbers, the area is expected to expand by 990 persons to 2041, recording an increase of 8.4% 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 annually over the past five financial years ending June 2021, totalling 190 homes. As of February 2026, 12 approvals have been recorded in this financial year. 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 is around $583,000, indicating a focus on the premium market.

There have been $18.7 million in commercial approvals this financial year, reflecting steady commercial investment activity. Compared to the rest of NSW, Albury - South has recorded 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. The area's building activity is also below the national average, suggesting its established nature and potential planning limitations. New building activity shows 46.0% standalone homes and 54.0% townhouses or apartments, marking a significant shift from existing housing patterns, which are currently 68.0% houses. This trend may indicate diminishing developable land availability and responds to evolving lifestyle preferences and housing affordability needs. With around 232 people per dwelling approval, Albury - South is characterised as a low density area.

Future projections estimate an increase of 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 37thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 49 projects likely to impact the area. Notable ones include Botanic Gardens - Elm Ave Redevelopment, Punthill Albury Apartment Hotel, Main Sewer Pump Station Upgrade, and Oddies Creek Splash Park. Below is a list of 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 performance in Albury - South has been below expectations when compared to most other areas nationally

Albury - South has a well-educated workforce with essential services sectors being well represented. The unemployment rate in the area was 5.7% as of June 2021 and there was an estimated employment growth of 3.7% over the past year.

As of June 2025, 5938 residents are employed while the unemployment rate is 2.1% higher than Rest of NSW's rate of 3.7%. Workforce participation in Albury - South is fairly standard at 59.2%, compared to Rest of NSW's 56.4%. Key industries of employment among residents include health care & social assistance, education & training, and construction.

However, agriculture, forestry & fishing is under-represented with only 1.6% of Albury - South's workforce compared to 5.3% in Rest of NSW. There are 1.3 workers for every resident in the area, indicating that it functions as an employment hub hosting more jobs than residents and attracting workers from surrounding areas. Over the 12 months to June 2025, employment increased by 3.7% while labour force increased by 4.4%, causing the unemployment rate to rise by 0.6 percentage points. In comparison, Rest of NSW recorded an employment decline of 0.1%, labour force growth of 0.3%, with unemployment rising by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 suggest that national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, but growth rates differ significantly between industry sectors. Applying these industry-specific projections to Albury - South's employment mix suggests local growth of approximately 6.7% over five years and 14.0% over ten years.

Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis

Albury - South has a median taxpayer income of $53,064 and an average income of $67,130 according to the latest postcode level ATO data aggregated by AreaSearch for financial year 2022. This is slightly above average nationally, contrasting with Rest of NSW's median income of $49,459 and average income of $62,998. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates would be approximately $59,755 (median) and $75,595 (average) as of September 2025. According to the 2021 Census, personal income ranks at the 60th percentile ($857 weekly), while household income sits at the 32nd percentile. The data shows that 29.0% of the community falls within the $1,500 - 2,999 earnings band (3,000 individuals), reflecting patterns seen regionally where 29.9% similarly occupy this range. 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 above-average rates of outright home ownership

The dwelling structure in Albury - South, as per the latest Census, consisted of 67.6% houses and 32.4% other dwellings (semi-detached, apartments, '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 the remaining dwellings either mortgaged (24.2%) or rented (39.2%). The median monthly mortgage repayment in the area was $1,517, higher than Non-Metro NSW's average of $1,430. The median weekly rent figure was recorded at $250, compared to Non-Metro NSW's $265. Nationally, Albury - South's mortgage repayments were significantly lower than the Australian average of $1,863, while 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 comprise 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, 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 higher than broader benchmarks. 31.4% of residents aged 15 and above hold university qualifications, compared to 18.4% in the SA4 region and 21.3% in the Rest of NSW. Bachelor degrees are most common at 20.6%, followed by postgraduate qualifications (6.9%) and graduate diplomas (3.9%). Vocational credentials are also prevalent, with 34.0% of residents aged 15 and above holding such qualifications - advanced diplomas at 11.2% and certificates at 22.8%.

Educational participation is 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. There are 8 schools operating within Albury - South, educating approximately 3,536 students. The area has typical Australian school conditions (ICSEA: 1012) with balanced educational opportunities. The schools include 4 primary, 2 secondary, and 2 K-12 schools. Albury - South functions as an education hub with 34.2 school places per 100 residents, significantly above the regional average of 17.1, attracting students from surrounding communities. Note: where schools show 'n/a' for enrolments, please refer to the parent campus.

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. These are a mix of train and bus services. They are served by 129 individual routes, providing a total of 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

Health data indicates significant challenges for Albury - South, with common health conditions prevalent among both younger and older age groups. Approximately 53% (~5,524 people) have private health cover, compared to 50.9% across Rest of NSW.

Mental health issues affect 10.0% of residents, while arthritis impacts 9.3%. 63.3% report no medical ailments, compared to 64.2% in Rest of NSW. The area has 24.1% (2,490 people) aged 65 and over, higher than the 20.1% in 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 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 dominant religion at 52.6%. The most notable overrepresentation was 'Other' religions at 1.5%, compared to 1.4% regionally.

Top ancestry groups were English (30.2%), Australian (25.8%), and Irish (11.3%). Scottish, German, and Hungarian groups showed notable divergences: Scottish at 9.4% vs regional 8.2%, German at 5.4% vs regional 5.9%, Hungarian at 0.3% vs regional 0.2%.

Albury - South hosts an older demographic, ranking in the top quartile nationwide

Albury-South's median age of 44 years is 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 percentage of residents aged 25-34 (13.7%) but fewer residents aged 5-14 (9.6%). In the period from the 2021 Census to present, the age group of 25 to 34 years has increased from 12.1% to 13.7%. Conversely, the age groups of 55 to 64 and 45 to 54 have decreased from 14.0% to 12.7% and 12.2% to 11.0%, respectively. By the year 2041, Albury-South's population is expected to experience notable shifts in its age composition. The leading demographic shift will be seen in the 25-34 age group, which is projected to grow by 28% (394 people) reaching a total of 1,815 from the current figure of 1,420. Meanwhile, the age groups of 5-14 and 15-24 are expected to experience population declines.