Albury Surrounds

Population growth drivers in Albury Surrounds are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Based on AreaSearch's analysis, Albury Surrounds's population is around 13,986 as of Feb 2026. This reflects an increase of 1,479 people (11.8%) since the 2021 Census, which reported a population of 12,507 people. The change is inferred from the estimated resident population of 13,133 from the ABS as of June 2024 and an additional 309 validated new addresses since the Census date. This population level equates to a density ratio of 2.6 persons per square kilometer, providing ample space per person. Albury Surrounds's 11.8% growth since the 2021 census exceeded that of the Rest of NSW (5.9%) and the SA4 region, marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration, which contributed approximately 73.2% of overall population gains during recent periods, although all drivers, including natural growth and overseas migration, were positive factors.

AreaSearch adopts 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 utilizes 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. Anticipating future population dynamics, an above-median population growth for Australia's non-metropolitan areas is projected, with the area expected to increase by 3,269 persons by 2041 based on the latest annual ERP population numbers, reflecting an increase of 17.3% in total over the 17 years.

AreaSearch assessment of residential development activity positions Albury Surrounds among the top 25% of areas assessed nationwide

Albury Surrounds has recorded around 99 residential properties granted approval annually, totalling 495 homes over the past 5 financial years. So far in FY-26, 53 approvals have been recorded. With an average of 2 people per year moving to the area per new home constructed over the past 5 financial years (between FY-21 and FY-25), reflecting robust demand that underpins property values, new homes are being built at an average value of $362,000. Additionally, $30.2 million in commercial approvals have been registered this financial year, suggesting robust local business investment.

Relative to the Rest of NSW, Albury Surrounds maintains similar construction rates (per person), supporting market stability in line with regional patterns, though building activity has slowed in recent years. Recent construction comprises 97.0% detached houses and 3.0% attached dwellings, preserving the area's low-density nature with an emphasis on detached housing attracting space-seeking buyers. With around 185 people per dwelling approval, Albury Surrounds shows characteristics of a growth area.

Population forecasts indicate Albury Surrounds will gain 2,416 residents through to 2041 (from the latest AreaSearch quarterly estimate). With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

Albury Surrounds has moderate levels of nearby infrastructure activity, ranking in the 42ndth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 69 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Walla Walla Supermarket, Walla Walla Solar Farm, Walla Walla Residential Lands Planning Proposal, and Culcairn Solar Farm, 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.

AreaSearch assessment positions Albury Surrounds ahead of most Australian regions for employment performance

Albury Surrounds has a skilled workforce with diverse sector representation and an unemployment rate of just 2.4%. As of December 2025, 7,312 residents are in work, while the unemployment rate is 1.6% below Regional NSW's rate of 3.9%, and workforce participation is well beyond standard (71.5% compared to Regional NSW's 61.3%). Based on Census responses, a moderate 17.4% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The key industries of employment among residents are agriculture, forestry & fishing, health care & social assistance, and construction. The area has a particular employment specialization in agriculture, forestry & fishing, with an employment share 3.6 times the regional level. Conversely, health care & social assistance is under-represented, with only 12.7% of the Albury Surrounds workforce compared to 16.9% in Regional NSW. The area appears to offer limited employment opportunities locally, as indicated by the count of the Census working population versus the resident population.

Based on AreaSearch analysis of SALM and ABS data, during the year to December 2025, the labour force decreased by 1.9% combined with employment decreasing by 2.6%, causing the unemployment rate to rise by 0.7 percentage points. By comparison, Regional NSW recorded an employment decline of 1.2%, a labour force decline of 0.8%, and unemployment rising 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 Surrounds. 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 the Albury Surrounds employment mix suggests local employment should increase by 5.5% over five years and 12.0% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for FY-23 reveals that income in the Albury Surrounds SA2 is below the national average, with the median assessed at $50,876 while the average income stands at $60,985. 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 $55,384 (median) and $66,388 (average) as of September 2025. From the 2021 Census, household, family and personal incomes all rank modestly in Albury Surrounds, between the 36th and 39th percentiles. The data shows the predominant cohort spans 31.3% of locals (4,377 people) in the $1,500 - 2,999 category, aligning with the broader area where this cohort likewise represents 29.9%. Housing costs are manageable with 89.4% retained, though disposable income sits below average at the 43rd percentile and the area's SEIFA income ranking places it in the 5th decile.

Albury Surrounds is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Dwelling structure within Albury Surrounds, as evaluated at the latest Census, comprised 97.8% houses and 2.2% 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 Surrounds was well beyond that of Regional NSW, at 45.2%, with the remainder of dwellings either mortgaged (40.0%) or rented (14.9%). The median monthly mortgage repayment in the area was well below the Regional NSW average at $1,387, while the median weekly rent figure was recorded at $222, compared to Regional NSW's $1,733 and $330. Nationally, Albury Surrounds's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are substantially below the national figure of $375.

Albury Surrounds has a typical household mix, with a higher-than-average median household size

Family households dominate at 74.5% of all households, comprising 31.9% couples with children, 32.6% couples without children, and 9.4% single parent families. Non-family households make up the remaining 25.5%, with lone person households at 23.8% and group households comprising 1.7% of the total. The median household size of 2.6 people is larger than the Regional NSW average of 2.4.

Albury Surrounds shows below-average educational performance compared to national benchmarks, though pockets of achievement exist

The area faces educational challenges, with university qualification rates (18.5%) substantially below the NSW average of 32.2%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 13.4%, followed by postgraduate qualifications (2.9%) and graduate diplomas (2.2%). Trade and technical skills feature prominently, with 40.7% of residents aged 15+ holding vocational credentials, including advanced diplomas (10.6%) and certificates (30.1%).

Educational participation is notably high, with 31.5% of residents currently enrolled in formal education. This includes 12.0% in primary education, 11.0% in secondary education, and 2.6% pursuing tertiary education.

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

Public transport analysis reveals 717 active transport stops operating within Albury Surrounds, comprising a mix of trains and buses. These stops are serviced by 73 individual routes, collectively providing 1,456 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 292 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 92%, with 6% walking. Vehicle ownership averages 1.9 per dwelling, which is above the regional average. Some 17.4% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 208 trips per day across all routes, equating to approximately 2 weekly trips per individual stop. The accompanying map shows the 100 nearest stops to the location centrepoint.

Health performance in Albury Surrounds is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Albury Surrounds faces significant health challenges, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Common health conditions are somewhat prevalent across both younger and older age cohorts, and the rate of private health cover is relatively low at approximately 49% of the total population (~6,881 people). This compares to 51.9% across Regional NSW. The national average is 55.7%.

The most common medical conditions in the area are arthritis and asthma, impacting 9.4% and 9.1% of residents, respectively, while 66.2% 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 21.0% of residents aged 65 and over (2,942 people), which is lower than the 23.4% in Regional NSW. Health outcomes among seniors are above average, with national rankings even higher than the general population.

The latest Census data sees Albury Surrounds placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Albury Surrounds was found to be below average in terms of cultural diversity, with 90.4% of its population being citizens, 93.2% born in Australia, and 97.7% speaking English only at home. The main religion in Albury Surrounds is Christianity, which makes up 64.7% of the population. This compares to 55.9% across Regional NSW.

In terms of ancestry (country of birth of parents), the top three represented groups in Albury Surrounds are Australian, comprising 32.8% of the population, English, comprising 30.2% of the population, and Irish, comprising 9.5% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: German is notably overrepresented at 7.5% of Albury Surrounds (vs 3.1% regionally), Scottish at 9.0% (vs 8.0%) and Dutch at 1.4% (vs 1.0%).

Albury Surrounds hosts a notably older demographic compared to the national average

Albury Surrounds'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 Surrounds has a higher concentration of 5 - 14 residents (14.3%) but fewer 25 - 34 year-olds (9.2%). Since the 2021 Census, the 25 to 34 age group has grown from 7.9% to 9.2% of the population. Conversely, the 55 to 64 cohort has declined from 15.2% to 14.1%. By 2041, Albury Surrounds is expected to see notable shifts in its age composition. Leading the demographic shift, the 25 to 34 group will grow by 36% (454 people), reaching 1,736 from 1,281. On the other hand, the 15 to 24 cohort is projected to decline by 19 people.