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

Albury Surrounds' population is around 13,986 as of February 2026. This reflects an increase of 1,479 people since the 2021 Census, which reported a population of 12,507. The change is inferred from the estimated resident population of 13,133 from the ABS in June 2024 and an additional 309 validated new addresses since the Census date. This level of population equates to a density ratio of 2.6 persons per square kilometer. Albury Surrounds' growth of 11.8% since the 2021 census exceeded Rest of NSW's 5.9%. Population growth was primarily driven by interstate migration, contributing approximately 73.2% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered, they utilise NSW State Government's SA2 level projections released in 2022 with a base year of 2021. Growth rates by age group are applied to all areas for years 2032 to 2041. Future population dynamics anticipate an above median growth for Australia's non-metropolitan areas, with Albury Surrounds expected to increase by 3,269 persons to 2041 based on the latest annual ERP population numbers, reflecting a total increase of 17.3% 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 approximately 99 residential properties granted approval annually over the past five financial years, totalling 495 homes. As of FY26, 47 approvals have been recorded. On average, two people move to the area per new home constructed each year between FY21 and FY25, reflecting strong demand that supports property values. New homes are being built at an average expected construction cost value of $362,000.

This financial year has seen $30.2 million in commercial approvals registered, indicating robust local business investment. Compared to the rest of NSW, Albury Surrounds maintains similar construction rates per person, contributing to market stability aligned with regional patterns, although building activity has slowed recently. Recent construction comprises 97% detached houses and 3% attached dwellings, preserving the area's low-density nature while attracting space-seeking buyers.

With around 185 people per dwelling approval, Albury Surrounds exhibits characteristics of a growth area. Population forecasts indicate Albury Surrounds will gain 2,416 residents by 2041. Given current construction levels, housing supply should meet demand adequately, creating favourable conditions for buyers and potentially enabling population growth that exceeds current forecasts.

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

Infrastructure changes significantly influence an area's performance. AreaSearch has identified 69 projects likely impacting the area. Notable ones are Walla Walla Supermarket, Walla Walla Solar Farm, Walla Walla Residential Lands Planning Proposal, and Culcairn Solar Farm. The following list details 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.

AreaSearch analysis places Albury Surrounds well above average for employment performance across multiple indicators

Albury Surrounds has a skilled workforce with diverse sector representation. Its unemployment rate was 2.2% in the past year, with an estimated employment growth of 1.0%. As of September 2025, 7,453 residents are employed while the unemployment rate is 1.6% lower than Rest of NSW's rate of 3.8%.

Workforce participation stands at 72.8%, exceeding Rest of NSW's 61.5%. According to Census responses, 17.4% of residents work from home. Key industries include agriculture, forestry & fishing, health care & social assistance, and construction. Albury Surrounds has a particular employment specialization in agriculture, forestry & fishing, with an employment share 3.6 times the regional level.

However, health care & social assistance is under-represented, with only 12.7% of its workforce compared to Rest of NSW's 16.9%. The area appears to offer limited local employment opportunities based on Census data. Between September 2024 and September 2025, employment levels increased by 1.0%, labour force by 1.5%, causing the unemployment rate to rise by 0.5 percentage points. In comparison, Rest of NSW recorded an employment decline of 0.5% and a labour force decline of 0.1%, with unemployment rising by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project national employment growth of 6.6% over five years and 13.7% over ten years, but growth rates vary significantly between industry sectors. Applying these projections to Albury Surrounds' employment mix suggests local employment should increase by 5.5% over five years and 12.0% over ten years, though this is a simplified extrapolation for illustrative purposes only.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year ending June 2023 indicates that median income in Albury Surrounds SA2 is $50,876, while average income stands at $60,985. This contrasts with Rest of NSW's median income of $52,390 and average income of $65,215 for the same period. Based on Wage Price Index growth of 8.86% since financial year ending June 2023, estimated median income as of September 2025 would be approximately $55,384, with average income estimated at $66,388. According to the 2021 Census, household, family and personal incomes in Albury Surrounds rank modestly, between the 36th and 39th percentiles. The predominant income cohort spans 31.3% of locals (4,377 people), falling within the $1,500 - 2,999 category, similar to the broader area where this cohort represents 29.9%. Housing costs are manageable with 89.4% retained, but disposable income ranks below average at the 43rd percentile. 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

Albury Surrounds' dwellings, as per the latest Census, were 97.8% houses and 2.2% other dwellings. Non-Metro NSW had 82.6% houses and 17.4% other dwellings. Home ownership in Albury Surrounds was 45.2%, with mortgaged dwellings at 40.0% and rented at 14.9%. The median monthly mortgage repayment was $1,387, below Non-Metro NSW's average of $1,733. Median weekly rent in Albury Surrounds was $222, compared to Non-Metro NSW's $330. Nationally, Albury Surrounds' median monthly mortgage repayment was lower at $1,863 and median weekly rent was substantially below the national figure of $375.

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

Family households account for 74.5% of all households, including 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 is 2.6 people, which is larger than the Rest of NSW average of 2.4.

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

The area has university qualification rates of 18.5%, significantly lower than the NSW average of 32.2%. This presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most common at 13.4%, followed by postgraduate qualifications (2.9%) and graduate diplomas (2.2%). Trade and technical skills are prominent, with 40.7% of residents aged 15+ holding vocational credentials – advanced diplomas at 10.6% and certificates at 30.1%.

Educational participation is 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

Albury Surrounds has 717 active public transport stops, offering a mix of train and bus services. These are covered by 73 routes, collectively facilitating 1,456 weekly passenger trips. Transport accessibility is rated good, with residents typically located 292 meters from the nearest stop. Most residents commute outward daily. Car remains the dominant mode at 92%, while 6% walk to their destinations. Vehicle ownership averages 1.9 per dwelling, higher than the regional average.

According to the 2021 Census, 17.4% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 208 trips per day across all routes, equating to approximately two weekly trips per stop. The map provided shows the 100 nearest stops to the location's 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 as assessed by AreaSearch. Mortality rates and chronic condition prevalence are high, with common health conditions prevalent across both younger and older age cohorts. Private health cover is relatively low at approximately 49% of the total population (~6,881 people), compared to 51.9% in Rest of NSW and the national average of 55.7%.

The most common medical conditions are arthritis and asthma, impacting 9.4 and 9.1% of residents respectively. However, 66.2% of residents declared themselves completely clear of medical ailments, compared to 63.3% in Rest of 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), lower than the 23.4% in Rest of 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 had a cultural diversity below average, with 90.4% of its population being citizens, 93.2% born in Australia, and 97.7% speaking English only at home. Christianity was the main religion, comprising 64.7% of people, compared to 55.9% across Rest of NSW. The top three ancestry groups were Australian (32.8%), English (30.2%), and Irish (9.5%).

Notably, German was overrepresented at 7.5%, Scottish at 9.0%, and Dutch at 1.4%.

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

Albury Surrounds' median age of 44 years is similar to Rest of NSW's 43 and above the national average of 38 years. Compared to Rest of NSW, Albury Surrounds has a higher proportion of residents aged 5-14 (14.3%) but fewer residents aged 25-34 (9.2%). Between the 2021 Census and now, the age group of 25 to 34 years has increased from 7.9% to 9.2%. Conversely, the age group of 55 to 64 years has decreased from 15.2% to 14.1%. By 2041, Albury Surrounds is expected to experience notable shifts in its age composition. The 25 to 34 age group is projected to grow by 36%, increasing from 1,281 to 1,736 people. Meanwhile, the 15 to 24 age group is projected to decline by 19 people.