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, as of November 2025, is approximately 13,505. This figure represents an increase of 998 people, an 8.0% rise from the 2021 Census count of 12,507. The estimated resident population in June 2024 was 13,152, with an additional 302 validated new addresses since the Census date contributing to this growth. This results in a population density ratio of 2.5 persons per square kilometer. Albury Surrounds' population growth exceeded both the non-metro area (5.1%) and state averages, making it a regional growth leader. Interstate migration drove this growth, accounting for approximately 73.2% of overall population gains.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, NSW State Government's SA2 level projections from 2022, using 2021 as the base year, are employed. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Future projections indicate a significant population increase in the top quartile of Australian non-metropolitan areas, with Albury Surrounds expected to grow by 3,269 persons to 2041, reflecting an overall increase of 21.4% over the 17-year period.

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

Albury Surrounds granted approval for approximately 99 residential properties annually over the past five financial years, totalling 495 homes. As of FY-26, 44 approvals have been recorded. On average, about two people moved to the area per new home constructed each year between FY-21 and FY-25. The average construction cost value for new homes was $362,000 during this period.

This financial year has seen $30.2 million in commercial approvals registered, indicating strong local business investment. Albury Surrounds maintains similar construction rates per person relative to the rest of NSW, supporting market stability. Recent construction comprises 97.0% detached houses and 3.0% attached dwellings, preserving the area's low-density nature.

With around 185 people per dwelling approval, Albury Surrounds exhibits growth area characteristics. Population forecasts indicate Albury Surrounds will gain approximately 2,897 residents by 2041. Existing development levels appear aligned with future requirements, maintaining stable market conditions without significant price pressures.

Albury Surrounds has moderate levels of nearby infrastructure activity, ranking in the 44thth percentile nationally

The performance of an area can significantly be influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of 69 such projects that could impact the area. Notable projects include Walla Walla Supermarket, Walla Walla Residential Lands Planning Proposal, Walla Walla Solar Farm, and Culcairn Solar Farm, with the following list providing details on 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.

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, with an unemployment rate of 1.6%, below Rest of NSW's rate of 3.8%. Workforce participation is 59.6%, compared to Rest of NSW's 56.4%. Key industries include agriculture, forestry & fishing, health care & social assistance, and construction. Agriculture, forestry & fishing has an employment share 3.6 times the regional level, while health care & social assistance is under-represented at 12.7% compared to Rest of NSW's 16.9%.

Employment opportunities locally appear limited based on Census data analysis. Between September 2024 and 2025, employment levels increased by 1.0%, labour force by 1.5%, raising the unemployment rate by 0.5 percentage points. By comparison, Rest of NSW saw employment decline by 0.5% and a rise in unemployment by 0.4 percentage points. State-level data to 25-Nov-25 shows NSW employment contracted by 0.03%, with an unemployment rate of 3.9%. National unemployment is 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years, but growth rates vary significantly between 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 simple weighting extrapolation for illustrative purposes only.

Income levels sit below national averages according to AreaSearch assessment

Albury Surrounds SA2 had median assessed income of $49,522 and average income of $61,600 in financial year 2022. This was below national averages of $50,378 (median) and $64,024 (average). Rest of NSW's figures were a median income of $49,459 and an average income of $62,998. By September 2025, estimated incomes would be approximately $55,767 (median) and $69,368 (average), based on Wage Price Index growth of 12.61% since financial year 2022. In the 2021 Census, household income ranked at the 37th percentile, family income at the 38th, and personal income at the 39th in Albury Surrounds. The predominant income cohort was $1,500 - 2,999, representing 31.3% of locals (4,227 people), similar to the broader area's 29.9%. Housing costs were manageable with 89.4% retained, but disposable income ranked at the 43rd percentile and SEIFA income ranking placed Albury Surrounds in the 5th decile.

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

In Albury Surrounds, as per the latest Census evaluation, 97.8% of dwellings were houses, with the remaining 2.2% comprising semi-detached homes, apartments, and other types. This contrasts with Non-Metro NSW's figures of 83.2% houses and 16.8% other dwellings. Home ownership in Albury Surrounds stood at 45.2%, with mortgaged properties making up 40.0% and rented dwellings accounting for 14.9%. The median monthly mortgage repayment in the area was $1,387, lower than Non-Metro NSW's average of $1,430. The median weekly rent figure in Albury Surrounds was recorded at $222, compared to Non-Metro NSW's $265. Nationally, Albury Surrounds' mortgage repayments were significantly lower than the Australian average of $1,863, and rents were 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, consisting of 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%. The median household size is 2.6 people, 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's university qualification rate is 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 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 (10.6%) and certificates (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 608 active public transport stops, including train and bus services. These stops are served by 75 individual routes that collectively facilitate 1,320 weekly passenger trips. The average distance from residents to the nearest transport stop is 314 meters, indicating good accessibility.

Service frequency averages 188 trips per day across all routes, resulting in approximately two weekly trips per individual stop.

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 with common health conditions prevalent across both younger and older age cohorts.

The rate of private health cover is relatively low at approximately 51% of the total population, which is around 6,833 people. The most common medical conditions are arthritis and asthma, affecting 9.4% and 9.1% of residents respectively. Sixty-six point two percent of residents declare themselves completely clear of medical ailments compared to 64.2% across the Rest of NSW. Twenty point nine percent of residents are aged 65 and over, totaling 2,822 people. Health outcomes among seniors in Albury Surrounds are above average, performing better than the general population in health metrics.

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, as per the Australian Bureau of Statistics Census Data from 2016, showed 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 dominant religion, comprising 64.7%, compared to 53.9% across Rest of NSW. The top three ancestry groups were Australian (32.8%), English (30.2%), and Irish (9.5%).

Notably, German ancestry was overrepresented at 7.5% (vs regional 5.9%), Scottish at 9.0% (vs 8.2%), and Dutch at 1.4% (vs 1.3%).

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

Albury Surrounds' 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 Surrounds has a higher percentage of 5-14 year-olds (14.3%) but fewer 25-34 year-olds (8.9%). Between June 2021 Census and June 2026, the 25 to 34 age group grew from 7.9% to 8.9%. Conversely, the 55 to 64 cohort declined from 15.2% to 14.2%. By 2041, Albury Surrounds' age composition is expected to shift notably. The 25 to 34 group will grow by 44%, adding 531 people and reaching 1,736 from 1,204. The 15 to 24 group will grow by 1%, adding only 22 residents.