Albion (Vic.)

An assessment of population growth drivers in Albion reveals an overall ranking slightly below national averages considering recent, and medium term trends

As of Feb 2026, the population of the suburb of Albion (Vic.) is estimated at around 4,867 people. This reflects an increase of 533 people since the 2021 Census, which reported a population of 4,334 people. The change is inferred from the resident population of 4,585 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 84 validated new addresses since the Census date. This level of population equates to a density ratio of 1,931 persons per square kilometer. Albion's growth rate of 12.3% since the 2021 census exceeded the SA3 area (2.6%) and the national average, marking it as a growth leader in the region. Population growth for the suburb was primarily driven by overseas migration that contributed approximately 82.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections released in 2024 with 2022 as the base year for each SA2 area. For areas not covered, AreaSearch utilises VIC State Government's Regional/LGA projections released in 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group from these aggregations are applied across all areas for years 2032 to 2041. Based on aggregated SA2-level projections, the suburb is expected to increase by 1,006 persons to 2041, reflecting an increase of 14.4% in total over the 17 years.

Residential development activity is lower than average in Albion according to AreaSearch's national comparison of local real estate markets

AreaSearch analysis of ABS building approval numbers allocated from statistical area data shows Albion has seen around 33 new homes approved each year over the past five financial years ending June 2021, totalling an estimated 165 homes. As of July 2022 (FY-26), 14 approvals have been recorded. Despite population decline in this period, development activity has remained adequate relative to population changes, which is positive for buyers. New dwellings are developed at an average expected construction cost value of $334,000.

This financial year has seen $9.2 million in commercial approvals, reflecting the area's primarily residential nature. Compared to Greater Melbourne, Albion shows 146.0% higher building activity per person as of June 2021. This offers buyers greater choice, although construction activity has eased recently. New building activity comprises 21.0% standalone homes and 79.0% medium and high-density housing, attracting downsizers, investors, and first-time purchasers due to affordable entry pathways. This represents a significant shift from the current housing mix of 55.0% houses. With around 184 people per dwelling approval, Albion exhibits characteristics of a growth area.

Latest AreaSearch quarterly estimate projects Albion will add 703 residents by 2041. At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting population growth beyond current projections.

Albion has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 17 projects likely to impact the area. Notable projects include Vietnamese Museum Australia, Sunshine Superhub, Albion Station Upgrade, Sunshine Mental Health and Wellbeing Centre, and River Valley. 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.

Employment performance in Albion has been below expectations when compared to most other areas nationally

Albion's workforce is well-educated and diverse across various sectors. The unemployment rate stands at 6.3%, with an estimated employment growth of 5.3% over the past year. According to AreaSearch data aggregation from statistical areas, as of September 2025, 2,583 residents are employed while the unemployment rate is 1.7% higher than Greater Melbourne's rate of 4.7%.

Workforce participation is similar to Greater Melbourne's 71.0%. Census responses indicate that a moderate 25.1% of residents work from home, potentially influenced by Covid-19 lockdowns. Leading employment industries in Albion include health care & social assistance, retail trade, and transport, postal & warehousing. The area specializes in the latter industry, with an employment share 1.8 times higher than the regional level.

Conversely, professional & technical services are under-represented, comprising only 6.1% of Albion's workforce compared to Greater Melbourne's 10.1%. The predominantly residential area may offer limited local employment opportunities, as suggested by the difference between the Census working population and resident population counts. Between September 2024 and September 2025, employment levels in Albion increased by 5.3%, while the labour force grew by 5.8%, leading to a rise in unemployment of 0.4 percentage points. In comparison, Greater Melbourne saw employment grow by 3.0%, the labour force increase by 3.3%, and unemployment rise by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 provide insights into potential future demand within Albion. These projections estimate that national employment will expand by 6.6% over five years and 13.7% over ten years, with varying growth rates across industry sectors. Applying these industry-specific projections to Albion's current employment mix suggests local employment should increase by 6.2% over five years and 13.0% over ten years, although this is a simplified extrapolation for illustrative purposes and does not account for localized population projections.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

Albion's median taxpayer income was $48,223 and average was $55,912 in financial year 2023. This is lower than the national average of $75,164 for Greater Melbourne. By September 2025, estimated median and average incomes are approximately $52,201 and $60,525 respectively, based on an 8.25% Wage Price Index growth since financial year 2023. In Census 2021 data, Albion's household, family, and personal incomes ranked modestly between the 20th and 30th percentiles. The predominant income cohort in Albion is 27.7% (1,348 people) earning $1,500 - 2,999 annually, similar to the surrounding region's 32.8%. Income pressures are severe with only 81.1% of income remaining after housing costs, ranking at the 18th percentile.

Albion displays a diverse mix of dwelling types, with a higher proportion of rental properties than the broader region

Albion's dwellings, as per the latest Census, consisted of 55.1% houses and 45.0% other dwellings (semi-detached, apartments, 'other' dwellings). In contrast, Melbourne metro had 67.9% houses and 32.1% other dwellings. Home ownership in Albion stood at 26.1%, with mortgaged dwellings at 27.1% and rented ones at 46.8%. The median monthly mortgage repayment was $1,700, lower than Melbourne metro's $2,000, while the median weekly rent was $301, compared to Melbourne metro's $390. Nationally, Albion's mortgage repayments were below the Australian average of $1,863, and rents were substantially lower at $375.

Albion features high concentrations of lone person households and group households, with a lower-than-average median household size

Family households constitute 56.4% of all households, including 19.7% couples with children, 23.0% couples without children, and 11.2% single parent families. Non-family households comprise the remaining 43.6%, with lone person households at 36.5% and group households making up 7.2%. The median household size is 2.3 people, which is smaller than the Greater Melbourne average of 2.6.

The educational profile of Albion exceeds national averages, with above-average qualification levels and academic performance metrics

The area's educational profile is notable regionally, with university qualification rates at 33.2% among residents aged 15 and above, surpassing the SA3 area average of 23.9%. This indicates a strong emphasis on higher education in the community. Bachelor degrees are most prevalent at 20.6%, followed by postgraduate qualifications (9.5%) and graduate diplomas (3.1%).

Trade and technical skills are also prominent, with 28.4% of residents aged 15 and above holding vocational credentials – advanced diplomas (12.2%) and certificates (16.2%). Educational participation is notably high, with 29.7% of residents currently enrolled in formal education. This includes 7.7% in primary education, 7.1% in tertiary education, and 4.9% pursuing secondary education.

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

Albion has 21 active public transport stops, served by 9 routes offering 2,887 weekly passenger trips. These stops are within an average distance of 177 meters from residents' locations. In this residential area, most commuters use cars (70%), with train usage at 19%. The average vehicle ownership is 0.8 per dwelling. As of the 2021 Census, 25.1% of residents work from home, which may be influenced by COVID-19 conditions. Service frequency averages 412 trips daily across all routes, equating to approximately 137 weekly trips per individual stop.

Service frequency averages 412 trips per day across all routes, equating to approximately 137 weekly trips per individual stop.

Albion's residents are relatively healthy in comparison to broader Australia with the level of common health conditions among the general population somewhat typical, though higher than the nation's average among older cohorts

Albion's health metrics are close to national benchmarks, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. The level of common health conditions among Albion's general population is somewhat typical but higher than the national average among older cohorts. Private health cover in Albion is relatively low at approximately 49% of the total population (2,384 people), compared to 56.7% across Greater Melbourne and a national average of 55.7%.

The most common medical conditions in Albion are mental health issues and arthritis, impacting 7.7% and 7.4% of residents respectively, while 72.3% declared themselves completely clear of medical ailments, compared to 72.6% across Greater Melbourne. The under-65 population in Albion demonstrates better than average health outcomes. Albion has 16.6% of residents aged 65 and over (807 people), which is higher than the 15.1% in Greater Melbourne. Health outcomes among seniors in Albion present some challenges, though they rank lower nationally than the broader population.

Albion is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Albion has one of the highest levels of cultural diversity in the country, with exactly half of its residents speaking a language other than English at home as of 2021. This is also reflected in the birthplace of its population, with 51.6% born overseas by the same year. Christianity remains the dominant religion in Albion, comprising 41.9% of people, according to data from 2021.

However, Buddhism stands out as significantly overrepresented compared to Greater Melbourne, making up 6.5% of Albion's population. In terms of ancestry, the top three groups are Other (23.4%), English (16.2%), and Australian (13.7%) as of 2021 figures. Notable disparities exist in the representation of certain ethnic groups: Polish residents comprise 1.4% of Albion's population compared to 0.8% regionally, Vietnamese residents make up 6.1% versus a regional average of 1.9%, and Maltese residents account for 3.1% versus 1.1%.

Albion's population is younger than the national pattern

Albion's median age is 35 years, which is slightly younger than Greater Melbourne's 37 and somewhat younger than Australia's national average of 38 years. The 25-34 age group makes up a strong 21.0% of Albion's population compared to Greater Melbourne, while the 5-14 age group is less prevalent at 8.2%. This concentration of the 25-34 age group is well above the national average of 14.4%. Between 2021 and now, the 75-84 age group has grown from 4.8% to 6.4%, while the 35-44 cohort increased from 16.7% to 17.9%. Conversely, the 25-34 age group has declined from 23.1% to 21.0%. Population forecasts for 2041 indicate significant demographic changes in Albion. The 55-64 age cohort is projected to increase substantially by 173 people (38%), growing from 457 to 631. Conversely, the number of individuals in the 5-14 age range is expected to decrease by 6.