Albion (Vic.)

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

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the suburb of Albion's population is estimated at around 4,701 as of May 2026. This reflects an increase of 367 people (8.5%) since the 2021 Census, which reported a population of 4,334 people. The change is inferred from the resident population of 4,678, estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2025) and an additional 92 validated new addresses since the Census date. This level of population equates to a density ratio of 1,865 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Albion's 8.5% growth since the 2021 census exceeded the SA3 area (2.1%), marking it as a growth leader in the region. Population growth for the area 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 for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the 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 also applied across all areas for years 2032 to 2041. Moving forward with demographic trends, an above median population growth of statistical areas analysed by AreaSearch is projected, with the suburb expected to increase by 948 persons to 2041 based on aggregated SA2-level projections, reflecting a total increase of 19.7% over the 16 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 in Albion shows around 33 new homes approved annually over the past five financial years ending June 2021, totalling approximately 168 homes. As of April 2026, 19 approvals have been recorded. Despite population decline during this period, development activity has been adequate relative to population changes, which is positive for buyers. The average expected construction cost value of new dwellings is $334,000.

In the current financial year ending June 2026, there have been $9.2 million in commercial approvals, indicating Albion's primarily residential nature. Compared to Greater Melbourne, Albion has shown 150.0% higher building activity per person as of April 2026. This offers buyers greater choice, although construction activity has eased recently. New building activity comprises 24.0% standalone homes and 76.0% medium and high-density housing, attracting downsizers, investors, and first-time purchasers. This shift reflects reduced availability of development sites and addresses changing lifestyle demands and affordability requirements, marking a considerable change from the current housing mix of 55.0% houses. With around 177 people per dwelling approval, Albion exhibits characteristics of a growth area.

Future projections estimate Albion to add approximately 925 residents by 2041, based on AreaSearch's latest quarterly estimate. Current development appears well-matched to future needs, supporting steady market conditions without extreme price pressure.

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 that could impact the area. Notable ones are Vietnamese Museum Australia, Sunshine Superhub, Albion Station Upgrade, Sunshine Mental Health and Wellbeing Centre, and River Valley. The following list details those likely to be 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 has an educated workforce with diverse sector representation. Its unemployment rate is 6.4%, with an estimated employment growth of 4.1% in the past year, according to AreaSearch's statistical area data aggregation. As of December 2025, 2,589 residents are employed while the unemployment rate is 1.6% higher than Greater Melbourne's rate of 4.8%.

Workforce participation is similar to Greater Melbourne's at 69.9%. Moderately, 25.1% of residents work from home, considering Covid-19 lockdown impacts. Leading employment industries are health care & social assistance, retail trade, and transport, postal & warehousing. Albion specializes in transport, postal & warehousing with an employment share 1.8 times the regional level but is under-represented in professional & technical services at 6.1% compared to Greater Melbourne's 10.1%.

Limited local employment opportunities are indicated by the Census working population vs resident population count. Between December 2024 and 2025, employment levels increased by 4.1%, labour force grew by 4.7%, resulting in a 0.5 percentage point unemployment rise. In contrast, Greater Melbourne's employment rose by 2.4%, labour force grew by 2.8%, with unemployment rising by 0.3 percentage points. National employment forecasts from Jobs and Skills Australia, published in May-25, project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Albion's employment mix suggests local employment should increase by 6.2% over five years and 13.0% over ten years.

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

The suburb of Albion had a median taxpayer income of $48,223 and an average income of $55,912 in the latest postcode level ATO data aggregated by AreaSearch for the financial year 2023. This was below the national average, with Greater Melbourne having a median income of $57,688 and an average income of $75,164. Based on Wage Price Index growth of 9.62% since the financial year 2023, estimated incomes as of March 2026 would be approximately $52,862 (median) and $61,291 (average). Census 2021 income data showed that household, family, and personal incomes in Albion all ranked modestly, between the 20th and 30th percentiles. Income analysis revealed that the predominant cohort consisted of 27.7% of locals (1,302 people) with incomes in the $1,500 - 2,999 category, similar to broader trends across the surrounding region where 32.8% fell into the same income bracket. Housing affordability pressures were 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 dwelling structures, as per the latest Census, consist of 55.1% houses and 45.0% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Melbourne metro's 67.9% houses and 32.1% other dwellings. Home ownership in Albion stands at 26.1%, with mortgaged dwellings at 27.1% and rented ones at 46.8%. The median monthly mortgage repayment is $1,700, below Melbourne metro's average of $2,000. Median weekly rent in Albion is $301, compared to Melbourne metro's $390. Nationally, Albion's mortgage repayments are lower than the Australian average of $1,863, and rents are substantially below the national figure of $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 percent of all households, including 19.7 percent couples with children, 23.0 percent couples without children, and 11.2 percent single parent families. Non-family households account for the remaining 43.6 percent, with lone person households at 36.5 percent and group households comprising 7.2 percent of the total. 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%, exceeding the SA3 area average of 23.9%. Bachelor degrees lead at 20.6%, followed by postgraduate qualifications (9.5%) and graduate diplomas (3.1%). Trade and technical skills are prominent, with 28.4% of residents aged 15+ holding vocational credentials – advanced diplomas (12.2%) and certificates (16.2%).

Educational participation is high at 29.7%, including 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, all of which are bus stops. These stops are served by nine different routes that collectively facilitate 2,887 weekly passenger trips. The area's transport accessibility is rated as excellent, with residents typically located 177 meters from the nearest stop. As a predominantly residential zone, most residents commute outward. Car remains the primary mode of transport at 70%, while train usage stands at 19%. On average, there are 0.8 vehicles per dwelling, lower than the regional average.

According to the 2021 Census, 25.1% of residents work from home, which may be influenced by COVID-19 conditions. The service frequency averages 412 trips per day across all routes, resulting in 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 closely match national benchmarks, as assessed by AreaSearch using 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 for older cohorts. Approximately 49% of Albion's total population (~2,303 people) has private health cover, compared to Greater Melbourne's 56.7% and the national average of 55.7%.

Mental health issues and arthritis are the most common medical conditions in Albion, affecting 7.7% and 7.4% of residents respectively. 72.3% of Albion residents declare themselves completely clear of medical ailments, compared to Greater Melbourne's 72.6%. The under-65 population demonstrates better than average health outcomes. Albion has 15.9% of residents aged 65 and over (747 people). Health outcomes among seniors present some challenges but 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's population is culturally diverse, with 50.0% speaking a language other than English at home and 51.6% born overseas. Christianity is the main religion in Albion, comprising 41.9% of its population. Buddhism is overrepresented in Albion compared to Greater Melbourne, making up 6.5% versus 4.2%.

The top three represented ancestry groups are Other (23.4%), English (16.2%), and Australian (13.7%). Albion has notable divergences in the representation of Polish (1.4% vs regional 0.8%), Vietnamese (6.1% vs 1.9%), and Maltese (3.1% vs 1.1%) ethnic groups.

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 the national average of 38 years. The 25-34 age group comprises 23.4%, higher than Greater Melbourne but lower than the national figure of 14.6%. The 5-14 cohort stands at 8.2%, lower than both Greater Melbourne and the national average. Between 2021 and present, the 75-84 age group has increased from 4.8% to 6.1%. Conversely, the 55-64 cohort has decreased from 9.7% to 9.0%. By 2041, population forecasts indicate significant changes in Albion's demographics. The 55-64 age cohort is projected to increase by 191 people (45%), rising from 423 to 615. Meanwhile, the 5-14 cohort is expected to grow modestly by 4% (15 people).