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

As of August 2025, Albury Surrounds' population is approximately 13,350, reflecting a growth of 843 people (6.7%) since the 2021 Census which recorded a population of 12,507. This increase is inferred from ABS's estimated resident population of 13,174 in June 2024 and an additional 234 validated new addresses since the Census date. The population density stands at 2.5 persons per square kilometer. Albury Surrounds' growth rate of 6.7% since the 2021 census exceeded the non-metro area's 4.8%. Population growth was primarily driven by interstate migration, contributing 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, NSW State Government's SA2 level projections are used, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. By 2041, Albury Surrounds is forecasted to increase by 3,269 persons, marking a total increase of 22.9% 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 granted approval for approximately 99 residential properties annually over the past five financial years, totalling 495 homes. As of FY-26, 21 approvals have been recorded. On average, around 2 people move to the area per new home constructed each year between FY-21 and FY-25, indicating robust demand for housing. The average construction value of these new homes is $596,000, slightly above the regional average, suggesting a focus on quality developments.

This financial year has seen $30.2 million in commercial approvals, reflecting strong commercial development momentum. Albury Surrounds maintains similar construction rates per person compared to the rest of NSW, supporting market stability, although recent periods have shown some moderation in development activity. Recent construction comprises 97.0% detached houses and 3.0% medium and high-density housing, preserving the area's low density nature and attracting space-seeking buyers with an average of approximately 185 people per dwelling approval.

Future projections indicate Albury Surrounds will add around 3,052 residents by 2041. Current development appears well-matched to future needs, supporting steady market conditions without extreme price pressure.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 69 projects likely to impact the area. Key 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.

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Albury Surrounds ranks among the top 25% of areas assessed nationally for overall employment performance

Albury Surrounds has a skilled workforce with diverse sector representation. The unemployment rate in the area is 2.1%, which is lower than the Rest of NSW's rate of 3.7%.

In the past year, there was an estimated employment growth of 4.4% in Albury Surrounds. As of June 2025, 7,465 residents are employed, with a workforce participation rate of 59.6%, compared to Rest of NSW's 56.4%. The leading employment industries among residents include agriculture, forestry & fishing, health care & social assistance, and construction. Albury Surrounds shows strong specialization in agriculture, forestry & fishing, with an employment share of 3.6 times the regional level.

However, health care & social assistance has a limited presence with 12.7% employment compared to the regional rate of 16.9%. The area may offer limited local employment opportunities, as indicated by the count of Census working population versus resident population. Between June 2024 and June 2025, employment increased by 4.4%, while labour force grew by 4.5%, keeping the unemployment rate relatively stable at 1.6%. In comparison, Rest of NSW saw an employment decline of 0.1%, labour force growth of 0.3%, and a rise in unemployment by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 project national employment to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Albury Surrounds' employment mix suggests local growth of approximately 5.5% over five years and 12.0% over ten years, based on a simple weighting extrapolation for illustrative purposes.

Income levels sit below national averages according to AreaSearch assessment

Albury Surrounds reported a median taxpayer income of $49,522 and an average of $61,600 in the latest postcode level ATO data aggregated by AreaSearch for financial year 2022. This is lower than national averages, with Rest of NSW having a median income of $49,459 and an average income of $62,998 during the same period. Based on Wage Price Index growth of 12.61% from financial year 2022 to September 2025, estimated incomes would be approximately $55,767 (median) and $69,368 (average). According to the 2021 Census, household, family, and personal incomes in Albury Surrounds rank modestly between the 37th and 39th percentiles. Income brackets show that 31.3% of the population, equating to 4,178 individuals, fall within the $1,500 - $2,999 income range, reflecting patterns seen in the surrounding region where 29.9% similarly occupy this range. Housing costs are manageable with 89.4% retained, but 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

Albury Surrounds' dwelling structure, as per the latest Census, consisted of 97.8% houses and 2.2% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro NSW's 83.2% houses and 16.8% other dwellings. The home ownership level 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 figure 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 them, 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) and balanced educational opportunities. The educational mix includes 14 primary, 4 secondary, and 1 K-12 school. Note: for schools marked 'n/a' in enrolments, 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, served by 75 routes offering 1,320 weekly passenger trips. The average distance to the nearest stop is 314 meters. There are approximately 188 daily trips across all routes, translating to about two weekly trips per stop.

Transport accessibility is rated as good.

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 6,755 people. The most common medical conditions in the area are arthritis and asthma, impacting 9.4% and 9.1% of residents respectively. In contrast, 66.2% of residents declared themselves completely clear of medical ailments compared to 64.2% across Rest of NSW. As of 30 June 2021, 20.9% of residents are aged 65 and over, totaling approximately 2,790 people. Health outcomes among seniors in the area 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 has a lower cultural diversity, with 90.4% citizens, 93.2% born in Australia, and 97.7% speaking English only at home. The predominant religion is Christianity, at 64.7%, compared to 53.9% across Rest of NSW. Top ancestry groups are Australian (32.8%), English (30.2%), and Irish (9.5%).

Notably, German ancestry is higher at 7.5% (regional average: 5.9%), Scottish at 9.0% (vs 8.2%), and Dutch at 1.4% (vs 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 percentage of 5-14 year-olds (14.3%) but fewer 25-34 year-olds (8.9%). In the 2021 Census, the 25-34 age group grew from 7.9% to 8.9%. Conversely, the 55-64 cohort declined from 15.2% to 14.2%. By 2041, Albury Surrounds' age composition is expected to shift notably. The 25-34 group will grow by 46%, reaching 1,736 people from the current 1,190. The 15-24 group will grow by 3%, adding 41 residents.