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

According to the analysis by AreaSearch, the population of Albury Surrounds stands at approximately 13,570 as of May 2026. This represents an expansion of 1,063 people (8.5%) relative to the 2021 Census, which documented a population of 12,507 people. This shift is calculated using the ABS estimated resident population of 13,394 from June 2025 alongside 327 validated new addresses identified since the Census date. Such a population size results in a density ratio of 2.5 persons per square kilometer, indicating a setting with generous personal space. The 8.5% growth rate observed in Albury Surrounds since the 2021 census outpaced the Rest of NSW (4.9%) and its SA4 region, positioning the locality as a regional leader in growth. This population rise was chiefly fueled by interstate migration, which accounted for roughly 68.6% of the total population growth in recent times, though natural growth and overseas migration also registered positive contributions.

Projections from ABS/Geoscience Australia, published in 2024 with 2022 serving as the baseline year, are utilized by AreaSearch for each SA2 area. In instances where SA2 areas lack this coverage, projections at the SA2 level from the NSW State Government, issued in 2022 with a 2021 baseline, are implemented. Demographic growth rates by age group derived from these figures are also applied to all areas for the years 2032 to 2041. Looking at future demographic trends, population growth is projected to exceed the median for non-metropolitan areas of Australia, with the locality anticipated to add 2,994 persons by 2041 based on the most recent annual ERP statistics, representing a total increase of 20.8% over the 16 years.

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

Albury Surrounds has recorded an average of approximately 99 new dwelling approvals annually, resulting in a total of 495 homes over the last 5 financial years. Thus far in FY-26, there have been 94 approvals documented. An average of 2.2 people have moved to the locality per new home built over the past 5 financial years (between FY-21 and FY-25), demonstrating strong demand that supports property values, while new dwellings carry an average construction value of $362,000. Furthermore, commercial approvals have reached $30.2 million during the current financial year, pointing to strong investment by local businesses.

In comparison to the Rest of NSW, Albury Surrounds exhibits comparable per capita construction rates, which assists in maintaining market stability in line with regional trends, even though building volumes have moderated recently. The mix of recent building activity consists of 97.0% detached houses and 3.0% attached dwellings, which maintains the low density character of the locality through a focus on detached housing that appeals to buyers seeking space. Representing approximately 188 people per dwelling approval, Albury Surrounds displays the typical features of a growth area.

Long-term population projections indicate that Albury Surrounds will add 2,818 residents by 2041 (derived from the most recent quarterly estimate by AreaSearch). The current volume of development appears to match future demands, supporting stable conditions in the market without generating notable price pressures.

Albury Surrounds has moderate levels of nearby infrastructure activity, ranking in the 41stth percentile nationally

An area's economic performance is heavily shaped by developments in local infrastructure, key projects, and planning policies. A total of 69 projects have been identified by AreaSearch as having a potential impact on the locality. Major initiatives include the Walla Walla Supermarket, Walla Walla Residential Lands Planning Proposal, Walla Walla Solar Farm, and Culcairn Solar Farm, with the subsequent list outlining the most relevant developments.

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 indicates Albury Surrounds maintains employment conditions that align with national benchmarks

The workforce in Albury Surrounds is highly skilled and distributed across various sectors, with an unemployment rate standing at just 2.9%. There are 7,157 residents employed as of March 2026, which places the local unemployment rate 1.2% below the Regional NSW level of 4.1%, while workforce participation is exceptionally high at 68.9% compared to 60.6% in Regional NSW. Census data indicates that a moderate 17.4% of residents performed their jobs from home, although this may reflect the influence of Covid-19 lockdown restrictions.

The primary employment sectors for local residents are agriculture, forestry & fishing, health care & social assistance, and construction. The workforce is highly specialized in agriculture, forestry & fishing, which has an employment share 3.6 times higher than the regional average. Conversely, health care & social assistance is less prevalent, employing 12.7% of the Albury Surrounds workforce compared to 16.9% across Regional NSW. Comparing the count of the Census working population against the resident population suggests that local employment opportunities within the area are relatively limited.

Analysis of SALM and ABS statistics by AreaSearch shows that in the year ending March 2026, the local labour force contracted by 4.2% and total employment fell by 5.2%, leading to a 1.1 percentage point rise in the unemployment rate. Over the same timeframe, Regional NSW experienced a 0.9% drop in employment, a 0.4% reduction in the labour force, and a 0.5 percentage point increase in unemployment. National employment forecasts released in May-25 by Jobs and Skills Australia provide additional context on future demand trends in Albury Surrounds. These five and ten-year projections have been applied to the local industry mix to estimate future employment trends. On a national level, employment is projected to grow by 6.6% over five years and 13.7% over ten years, though these rates vary significantly by sector. Applying these national sector trends to the employment distribution of Albury Surrounds suggests local employment could rise by 5.5% over five years and 12.0% over ten years (note that this represents a basic weighted extrapolation for illustration and does not incorporate local population forecasts).

Income levels sit below national averages according to AreaSearch assessment

The most recent ATO postcode data for the 2023 financial year indicates that incomes in the Albury Surrounds SA2 are lower than the national average, recording a median of $50,876 and an average of $60,985. This is lower than the Regional NSW median income of $52,390 and average income of $65,215. Incorporating Wage Price Index growth of 10.32% since the 2023 financial year, current estimates would stand at approximately $56,126 for the median and $67,279 for the average as of March 2026. According to the 2021 Census, household, family, and personal incomes in Albury Surrounds are modest, placing between the 36th and 39th percentiles. The largest income bracket contains 31.3% of local residents (4,247 people) earning between $1,500 - 2,999, which is comparable to the wider region where this same bracket accounts for 29.9%. Housing costs are manageable with residents keeping 89.4% of their income, though disposable income is below average at the 43rd percentile, and the SEIFA index ranks the area in the 5th decile for income.

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

The distribution of residential structures in Albury Surrounds at the time of the latest Census was composed of 97.8% houses and 2.2% other housing types (including semi-detached properties, apartments, and alternative dwellings), compared to 82.6% houses and 17.4% other dwellings in Regional NSW. Home ownership levels in Albury Surrounds were significantly higher than the regional average, with 45.2% owning outright, while the remaining homes were mortgaged (40.0%) or occupied by renters (14.9%). The median monthly mortgage payment of $1,387 was notably below the Regional NSW average of $1,733, and the median weekly rent was $222 compared to $330 regionally. On a national level, mortgage payments in Albury Surrounds are much lower than the Australian average of $1,863, and weekly rents are also well below the national average of $375.

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

Family households represent the vast majority at 74.5% of the local total, consisting of couples with children at 31.9%, couples without children at 32.6%, and single parent families at 9.4%. Non-family living arrangements account for the remaining 25.5%, where single person households comprise 23.8% and group households make up 1.7%. The median household size of 2.6 residents is larger than the Regional NSW average of 2.4.

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

The locality displays low rates of higher education, with university qualification levels (18.5%) sitting well below the NSW average of 32.2%. This situation presents both a demographic challenge and a clear opportunity for targeted educational programs. Among qualifications, bachelor degrees are the most common at 13.4%, followed by postgraduate degrees (2.9%) and graduate diplomas (2.2%). Vocational and technical training is highly prevalent, with 40.7% of residents aged 15+ holding a trade qualification, consisting of advanced diplomas (10.6%) and certificates (30.1%).

Enrollment rates in education are quite high, with 31.5% of the population participating in formal study. This student cohort includes 12.0% in primary schools, 11.0% in secondary schools, and 2.6% enrolled in tertiary institutions.

Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

An analysis of public transport reveals 717 active stops operating within Albury Surrounds, consisting of a combination of train and bus services. These stops are served by 73 distinct routes, which combine to offer 1,456 passenger trips each week. Transport access is rated as good, with residents living an average of 292 meters from their nearest transit stop. Given the residential nature of the area, most workers commute to other locations, with private cars remaining the primary mode of travel at 92%, and 6% of commuters walking. Household vehicle ownership averages 1.9 cars per dwelling, which is higher than the regional average. According to the 2021 Census, 17.4% of residents worked from home, which may reflect the impact of pandemic conditions.

Services run at an average frequency of 208 trips per day across all routes, which represents approximately 2 weekly trips per transit stop. The associated map displays the 100 closest transit stops to the central coordinate of the location.

Health performance in Albury Surrounds is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Albury Surrounds presents notable health challenges based on mortality statistics and the prevalence of chronic illnesses, with various health conditions regularly observed across both younger and older demographics, while the rate of private health insurance coverage is relatively low at approximately 49% of the population (~6,676 people). This compares to a rate of 51.9% across Regional NSW and a national average of 55.7%.

Arthritis and asthma are the most frequently reported medical conditions in the area, affecting 9.4 and 9.1% of residents, respectively, while 66.2% of the population reported no chronic health conditions, compared to 63.3% in Regional NSW. Residents of working age exhibit higher than average rates of chronic illness. The area has 21.9% of its population aged 65 and older (2,966 people), which is below the Regional NSW average of 23.4%. Seniors in the area enjoy above average health outcomes, with their national health rankings surpassing those of 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

Cultural diversity in Albury Surrounds is lower than average, with citizens making up 90.4% of the population, 93.2% of residents born in Australia, and 97.7% of households speaking only English at home. Christianity is the dominant religion, practiced by 64.7% of the population, which is higher than the 55.9% average across Regional NSW.

Regarding parental country of birth, the three largest ancestry groups in Albury Surrounds are Australian (32.8% of the population), English (30.2%), and Irish (9.5%). There are also notable differences in the representation of other backgrounds: German ancestry is highly represented at 7.5% (compared to 3.1% regionally), Scottish ancestry at 9.0% (compared to 8.0% regionally), and Dutch ancestry at 1.4% (compared to 1.0% regionally).

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

The median age of 44 years in Albury Surrounds is similar to the Regional NSW average of 43 and higher than the national median of 38 years. Compared to Regional NSW, Albury Surrounds has a larger share of residents aged 5 - 14 (14.2%) but fewer residents aged 25 - 34 (8.9%). The 25 to 34 age bracket has increased from 7.9% to 8.9% of the population since the 2021 Census, while the 55 to 64 bracket has contracted from 15.2% to 14.1%. By 2041, the demographic profile of Albury Surrounds is expected to change. The 45 to 54 cohort will lead this shift, growing by 31% (497 people) to reach 2,112 from 1,614. In contrast, the 15 to 24 cohort will experience modest growth of 2%, adding 27 residents.