Albury Surrounds
Statistical Area - sa2

Albury Surrounds lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

Albury Surrounds' population, as of November 2025, is approximately 13,505, reflecting an increase of 998 people since the 2021 Census. This growth represents an 8.0% rise from the previous population count of 12,507. The change was inferred from the estimated resident population of 13,152 in June 2024 and an additional 302 validated new addresses since the Census date. This results in a population density ratio of 2.5 persons per square kilometer. Albury Surrounds' growth rate exceeded that of non-metro areas (5.1%) and the state, indicating it as a leading growth region. Interstate migration contributed approximately 73.2% of overall population gains during recent periods, with natural growth and overseas migration also being positive factors.

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 released in 2022 with a base year of 2021 are utilised. Growth rates by age group from these aggregations are applied to all areas for the years 2032 to 2041. By 2041, based on the latest population numbers, Albury Surrounds is expected to increase by 3,269 persons, representing a total 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 has recorded approximately 99 residential properties granted approval annually over the past five financial years, totalling 495 homes. As of FY-26, 36 approvals have been recorded to date. On average, around two people move to the area per new home constructed each year between FY-21 and FY-25, 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 in recent years. Recent construction comprises 97.0% detached houses and 3.0% attached dwellings, preserving the area's low density nature and attracting space-seeking buyers.

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

Albury Surrounds has moderate levels of nearby infrastructure activity, ranking in the 46thth percentile nationally

Infrastructure changes significantly influence an area's performance. AreaSearch has identified 69 projects likely impacting the region. Notable projects include Walla Walla Supermarket, Walla Walla Residential Lands Planning Proposal, Walla Walla Solar Farm, 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 reveals Albury Surrounds significantly outperforming the majority of regions assessed nationwide

Albury Surrounds has a skilled workforce with diverse sector representation. Its unemployment rate is 2.1%.

In the past year, estimated employment growth was 4.4%. As of June 2025, 7,465 residents are employed, with an unemployment rate of 1.6% below Rest of NSW's rate of 3.7%. 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 is particularly specialized, with an employment share 3.6 times the regional level. However, health care & social assistance is under-represented, at 12.7% compared to Rest of NSW's 16.9%. Employment opportunities locally may be limited, as indicated by Census data. In the year to June 2025, employment levels increased by 4.4%, and labour force grew by 4.5%, leaving unemployment broadly flat. By comparison, Rest of NSW recorded an employment decline of 0.1% and a rise in unemployment of 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 suggest potential future demand within Albury Surrounds. National employment is forecast to expand by 6.6% over five years and 13.7% over ten years, with industry-specific projections suggesting local growth of approximately 5.5% over five years and 12.0% over ten years.

Income levels sit below national averages according to AreaSearch assessment

Income data from AreaSearch for financial year 2022 shows median income in Albury Surrounds was $49,522 and average income was $61,600. This is below the national averages of $49,459 (median) and $62,998 (average) for Rest of NSW. By September 2025, adjusted for Wage Price Index growth of 12.61%, estimated median income in Albury Surrounds would be approximately $55,767 and average income $69,368. Census data from 2021 ranks household, family, and personal incomes in Albury Surrounds between the 37th and 39th percentiles. The predominant income cohort is 31.3% of locals (4,227 people) earning $1,500 - $2,999, similar to the broader area at 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' dwelling structures, as per the latest Census, were 97.8% houses and 2.2% other dwellings. In comparison, Non-Metro NSW had 83.2% houses and 16.8% other dwellings. Home ownership in Albury Surrounds was 45.2%, with mortgaged dwellings at 40.0% and rented ones at 14.9%. The median monthly mortgage repayment was $1,387, lower than Non-Metro NSW's average of $1,430. The median weekly rent in Albury Surrounds was $222, compared to Non-Metro NSW's $265. Nationally, Albury Surrounds' mortgage repayments were significantly lower at $1,387 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, including 31.9% couples with children, 32.6% couples without children, and 9.4% single parent families. Non-family households constitute 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%. Bachelor degrees are most common at 13.4%, followed by postgraduate qualifications (2.9%) and graduate diplomas (2.2%). Vocational credentials are prevalent, with 40.7% of residents aged 15+ holding such qualifications, including advanced diplomas (10.6%) and certificates (30.1%). Educational participation is high at 31.5%, comprising primary education (12.0%), secondary education (11.0%), and tertiary education (2.6%).

Nineteen schools serve 1,854 students, with typical Australian school conditions (ICSEA: 992) indicating balanced educational opportunities. The educational mix includes 14 primary, 4 secondary, and 1 K-12 school. Note: for schools with 'n/a' enrolments, please refer to the parent campus.

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 operating, consisting of both train and bus services. These stops are served by 75 individual routes that collectively facilitate 1,320 weekly passenger trips. The accessibility of transport is rated as good, with residents typically located approximately 314 meters from the nearest stop.

On average, service frequency across all routes amounts to 188 trips per day, equating to roughly 2 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 (~6833 people). The most common medical conditions in the area are arthritis and asthma, impacting 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 Rest of NSW. Twenty point nine percent of residents are aged 65 and over (2822 people). Health outcomes among seniors in the area are above average, performing even 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' cultural diversity was found to be below average, with 90.4% of its population being Australian citizens, 93.2% born in Australia, and 97.7% speaking English only at home. Christianity is the predominant religion in Albury Surrounds, comprising 64.7% of its population, compared to 53.9% across Rest of NSW. The top three ancestry groups are Australian (32.8%), English (30.2%), and Irish (9.5%).

Notably, German ethnicity is overrepresented at 7.5%, compared to the regional average of 5.9%. Scottish ethnicity also shows higher representation at 9.0% versus 8.2% regionally, while Dutch ethnicity stands at 1.4%, slightly above the regional average of 1.3%.

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

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 proportion of 5-14 year-olds (14.3%) but fewer 25-34 year-olds (8.9%). In the 2021 Census, the 25-34 age group increased from 7.9% to 8.9%, while the 55-64 cohort decreased from 15.2% to 14.2%. By 2041, Albury Surrounds' age composition is expected to change significantly. The 25-34 group is projected to grow by 44% (531 people), reaching 1,736 from 1,204. The 15-24 group is expected to grow by 1%, adding only 22 residents.