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 was approximately 10,346 as of November 2025. This reflected a decrease of 173 people since the 2021 Census, which reported a population of 10,519. The change was inferred from the estimated resident population of 10,246 in June 2024 and an additional 105 validated new addresses since the Census date. This resulted in a density ratio of 214 persons per square kilometer. Population growth was primarily driven by overseas migration during recent periods.

AreaSearch adopted 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 were used, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations were applied to all areas for years 2032 to 2041. Based on demographic trends and the latest annual ERP population numbers, Albury - South is expected to increase by approximately 990 persons by 2041, reflecting an 8.4% gain 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, totalling 190 homes. As of FY26, 12 approvals have been recorded. The population decline in recent years suggests that new supply has likely kept pace with demand, offering good choice to buyers. New homes are being built at an average expected construction cost value of $468,000.

In this financial year, $18.7 million in commercial development approvals have been recorded, indicating balanced commercial development activity. Compared to the rest of NSW, Albury - South shows substantially reduced construction levels, with 50.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing dwellings, which is also under the national average, suggesting the area's established nature and potential planning limitations. New building activity comprises 46.0% standalone homes and 54.0% medium and high-density housing. This shift towards denser development provides accessible entry options, appealing to downsizers, investors, and entry-level buyers. The location has approximately 232 people per dwelling approval, indicating a low density market. According to the latest AreaSearch quarterly estimate, Albury - South is projected to add 874 residents by 2041.

With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

Albury - South has emerging levels of nearby infrastructure activity, ranking in the 39thth percentile nationally

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified 49 projects that could affect the region. Notable initiatives 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 most likely to be 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 prominently represented. The unemployment rate in the area is 5.7%, with an estimated employment growth of 3.7% over the past year as of June 2025.

There are 5,938 residents employed, and the unemployment rate is 2.1% higher than that of Rest of NSW at 3.7%. The workforce participation rate is 59.2%, slightly higher than Rest of NSW's 56.4%. Key industries employing residents include health care & social assistance, education & training, and construction, while agriculture, forestry & fishing employs only 1.6% of local workers compared to Rest of NSW's 5.3%.

The area functions as an employment hub with a ratio of 1.3 workers per resident, attracting workers from surrounding areas. Over the 12 months to June 2025, employment increased by 3.7%, and labour force grew by 4.4%, resulting in an unemployment rise of 0.6 percentage points. In comparison, Rest of NSW saw a slight decline in employment (-0.1%) with a smaller increase in labour force (0.3%), and a higher unemployment rate rise (0.4 percentage points). State-level data to Nov-25 shows NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%, slightly lower than the national unemployment rate of 4.3%. National employment forecasts from May-25 suggest a growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Albury - South's employment mix indicates local employment should increase by 6.7% over five years and 14.0% over ten years, though these are simple weighted extrapolations for illustrative purposes and do not account for localised population projections.

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

AreaSearch's latest postcode level ATO data for financial year 2022 shows that Albury - South SA2 has an income median of $53,064 and average income of $67,130. This is higher than Rest of NSW's median income of $49,459 and average income of $62,998. By September 2025, with a Wage Price Index growth of 12.61%, estimated incomes would be approximately $59,755 (median) and $75,595 (average). Census 2021 income data ranks personal income at the 60th percentile ($857 weekly), with household income at the 31st percentile. The largest income segment is 29.0% earning $1,500 - $2,999 weekly, similar to the surrounding region where 29.9% fall into this bracket. Housing costs retention stands at 87.3%, 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 above-average rates of outright home ownership

In Albury - South, as evaluated at the latest Census held in 2016, dwelling structures comprised 67.6% houses and 32.4% other dwellings such as semi-detached homes, apartments, and 'other' dwellings. This is compared to Non-Metro NSW's figures of 83.2% houses and 16.8% other dwellings. The level of home ownership in Albury - South was recorded at 36.6%, with the remainder of dwellings either mortgaged (24.2%) or rented (39.2%). The median monthly mortgage repayment in the area, as of 2016, was $1,517, which is higher than Non-Metro NSW's average of $1,430. Meanwhile, the median weekly rent figure for Albury - South was recorded at $250, compared to Non-Metro NSW's $265. Nationally, Albury - South's mortgage repayments are lower than the Australian average of $1,863, as of 2016 data. Similarly, rents in Albury - South 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 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 constitute 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 the latest data, 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 the most common at 20.6%, followed by postgraduate qualifications (6.9%) and graduate diplomas (3.9%). Trade and technical skills also feature prominently, with 34.0% of residents aged 15 and above 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 251 active public transport stops, served by 129 routes. These offer 3,493 weekly passenger trips. The average distance to the nearest stop is 133 meters.

Daily service frequency averages 499 trips across all routes, equating to about 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

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

Mental health issues affect 10.0% of residents, while arthritis impacts 9.3%. About 63.3% report no medical ailments, compared to 64.2% in the rest of NSW. The area has 24.1% (2,490 people) aged 65 and over, higher than the 20.1% state average.

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 had a lower than average cultural diversity, with 87.9% citizens, 86.0% born in Australia, and 91.6% speaking English only at home as of the latest data. Christianity was the predominant religion, accounting for 52.6%. Notably, the 'Other' category comprised 1.5%, slightly higher than the Rest of NSW average of 1.4%.

In terms of ancestry, the top groups were English (30.2%), Australian (25.8%), and Irish (11.3%). However, Scottish (9.4%) and German (5.4%) were overrepresented compared to regional averages of 8.2% and 5.9%, respectively. Hungarian ancestry was also slightly higher at 0.3%.

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 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%). According to the 2021 Census, the age group of 25 to 34 has increased from 12.1% to 13.7%, while the age groups of 55 to 64 and 45 to 54 have decreased from 14.0% to 12.7% and from 12.2% to 11.0%, respectively. By 2041, Albury-South's age composition is expected to change significantly. The 25 to 34 age group is projected to grow by 28% (394 people), reaching 1,815 from 1,420. Conversely, the age groups of 5 to 14 and 15 to 24 are expected to experience population declines.