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, reflecting an increase of 998 people since the 2021 Census. This growth represents an 8.0% increase from the previous population figure of 12,507. The change is inferred from the estimated resident population of 13,152 as of 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 exceeds that of non-metro areas (5.1%) and the state, making it a leader in regional growth. Interstate migration contributed approximately 73.2% to overall population gains during recent periods.

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 with a base year of 2021 are utilised. Growth rates by age group are applied to all areas for the years 2032 to 2041. Future population dynamics anticipate a significant increase in Albury Surrounds' top quartile non-metropolitan area, with an expected growth of 3,269 persons by 2041, reflecting a total increase of 21.4% over the 17 years.

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. In FY26 so far, 36 approvals have been recorded. On average, about 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 $596,000, slightly above the regional average, indicating a focus on quality developments.

This financial year has seen $30.2 million in commercial approvals, suggesting robust commercial development activity. Compared to the Rest of NSW, Albury Surrounds maintains similar construction rates per person, supporting market stability aligned with regional patterns, though 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 estimate Albury Surrounds to add 2,897 residents by 2041, indicating an expanding market. 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 44thth percentile nationally

Area infrastructure changes significantly influence local performance. AreaSearch identified 69 potential impact projects. Key ones include Walla Walla Supermarket, Walla Walla Residential Lands Planning Proposal (2018), Walla Walla Solar Farm (commencing Q3 2020), and Culcairn Solar Farm (expected completion by end-2022). Below lists those most likely 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.

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 was 2.1% in the past year.

Employment grew by an estimated 4.4%. As of June 2025, 7,465 residents were employed while the unemployment rate was 1.6% below Rest of NSW's rate of 3.7%. Workforce participation was 59.6%, compared to Rest of NSW's 56.4%. Leading employment industries among residents comprised agriculture, forestry & fishing, health care & social assistance, and construction.

The area showed strong specialization in agriculture, forestry & fishing with an employment share 3.6 times the regional level. Health care & social assistance had limited presence at 12.7% compared to the regional 16.9%. Employment opportunities appeared limited locally based on Census working population vs resident population count. In a 12-month period, employment increased by 4.4% alongside labour force growth of 4.5%, keeping unemployment relatively stable. Rest of NSW recorded employment decline of 0.1%, labour force growth of 0.3%, with unemployment rising by 0.4 percentage points. State-level data to Nov-25 showed NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. National unemployment was 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 projected national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Albury Surrounds's employment mix suggested local employment should increase by 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 SA2 had 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 was lower than national averages, with Rest of NSW having a median income of $49,459 and an average income of $62,998. Based on Wage Price Index growth of 12.61% since financial year 2022, estimated incomes as of September 2025 would be approximately $55,767 (median) and $69,368 (average). According to the 2021 Census, household, family, and personal incomes ranked modestly in Albury Surrounds, between the 36th and 39th percentiles. Income brackets showed that 31.3% of the population (4,227 individuals) fell within the $1,500 - 2,999 income range, similar to surrounding regions where 29.9% occupied this range. Housing costs were manageable with 89.4% retained, but disposable income was below average at the 43rd percentile, and the area's SEIFA income ranking placed 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, was 97.8% houses and 2.2% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Non-Metro NSW's 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. 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, while 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 constitute 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 comprise the remaining 25.5%, with lone person households at 23.8% and group households making up 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 disparity 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%). Vocational credentials are prominent, with 40.7% of residents aged 15+ holding them, including advanced diplomas (10.6%) and certificates (30.1%).

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

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, consisting of both train and bus services. These stops are served by 75 unique routes, offering a total of 1,320 weekly passenger trips. Residents enjoy good transport accessibility, with an average distance of 314 meters to the nearest stop.

Service frequency across all routes is 188 trips per day, translating to about 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, impacting 9.4% and 9.1% of residents respectively. Sixty-six point two percent of residents declared 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, surveyed in 2016, had a population with 90.4% being Australian citizens, 93.2% born in Australia, and 97.7% speaking English only at home. Christianity was the predominant religion, accounting for 64.7% of the population, 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%, compared to 5.9% regionally, Scottish at 9.0% versus 8.2%, and Dutch at 1.4% versus 1.3%.

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

Albury Surrounds' median age is 44 years, comparable to Rest of NSW's 43 and higher than the national average of 38 years. Compared to Rest of NSW, Albury Surrounds has a larger proportion of 5-14 year-olds (14.3%) but fewer 25-34 year-olds (8.9%). Between the 2021 Census and now, the 25-34 age group has increased from 7.9% to 8.9%, while the 55-64 cohort has decreased from 15.2% to 14.2%. By 2041, Albury Surrounds' population is projected to experience significant changes in its age distribution. The 25-34 age group is expected to grow by 44%, adding 531 people and reaching a total of 1,736 from the current figure of 1,204. Meanwhile, the 15-24 age group will grow by only 1%, with an increase of 22 residents.