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 ABS population updates for the broader area and new addresses validated by AreaSearch, as of Feb 2026 the suburb of Albion (Vic.) has an estimated population of around 4,867. This reflects an increase of 533 people since the 2021 Census, which reported a population of 4,334 people in the area. 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 (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, which is above the average seen across national locations assessed by AreaSearch. Albion's 12.3% growth 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 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, 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, a significant population increase in the top quartile of statistical areas across the nation is forecast, with the suburb of Albion (Vic.) expected to increase by 1,008 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 14.9% 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 from statistical area data indicates Albion has seen approximately 33 new homes approved annually over the past five financial years. This totals an estimated 168 homes. As of FY26, 15 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 FY26, there have been $9.2 million in commercial approvals, reflecting the area's primarily residential nature. Compared to Greater Melbourne, Albion shows 148.0% higher building activity per person, offering buyers greater choice. However, construction activity has recently eased. 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 development site availability and changing lifestyle demands and affordability requirements.

Albion currently shows around 177 people per dwelling approval, indicating growth area characteristics. Latest AreaSearch quarterly estimate projects Albion to add 726 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 ones 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 with diverse sector representation. The unemployment rate was 6.4% as of December 2025. Employment growth over the past year was estimated at 3.9%.

This rate is higher than Greater Melbourne's unemployment rate of 4.8%, but workforce participation is similar at 71.3%. As of December 2025, 2,581 residents were employed. A moderate 25.1% worked from home, considering Covid-19 lockdown impacts. Leading employment industries include health care & social assistance, retail trade, and transport, postal & warehousing.

Albion specializes in transport, postal & warehousing with an employment share of 1.8 times the regional level. However, professional & technical services are under-represented at 6.1% compared to Greater Melbourne's 10.1%. Employment opportunities locally may be limited as indicated by the working population vs resident population count. Between December 2024 and December 2025, employment levels increased by 3.9%, labour force grew by 4.6%, resulting in a 0.5 percentage point rise in unemployment. In contrast, Greater Melbourne saw employment rise by 2.4%, labour force grow by 2.8%, and unemployment increase by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from 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, though this is a simplified extrapolation for illustrative purposes.

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

The suburb of Albion has a median taxpayer income of $48,223 and an average income of $55,912, according to the latest postcode level ATO data aggregated by AreaSearch for the financial year ending 30 June 2023. This is lower than the national average, with Greater Melbourne having a median income of $57,688 and an average income of $75,164. By September 2025, estimates based on Wage Price Index growth of 8.25% suggest the median income will be approximately $52,201 and the average income will be around $60,525. Census data from 2021 shows that incomes in Albion rank modestly, between the 20th and 30th percentiles for household, family, and personal incomes. Income analysis reveals that the predominant cohort in Albion consists of 27.7% of locals (1,348 people) with incomes in the $1,500 - 2,999 category, which is consistent with broader trends across the surrounding region showing 32.8% in the same income bracket. Housing affordability pressures are severe in Albion, 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 structure, 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 was at 26.1%, with mortgaged dwellings at 27.1% and rented ones at 46.8%. The median monthly mortgage repayment in the area was $1,700, lower than Melbourne metro's $2,000. The median weekly rent figure in Albion 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 than 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% of all households, including 19.7% couples with children, 23.0% couples without children, and 11.2% single parent families. Non-family households account for the remaining 43.6%, with lone person households at 36.5% and group households comprising 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%, exceeding the SA3 area average of 23.9%. Bachelor degrees are most common at 20.6%, followed by postgraduate qualifications at 9.5% and graduate diplomas at 3.1%. Trade and technical skills are prominent, with 28.4% of residents aged 15+ holding vocational credentials – advanced diplomas at 12.2% and certificates at 16.2%.

Educational participation is 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, all of which are bus stops. These are served by nine different routes that together facilitate 2,887 weekly passenger trips. Residents enjoy excellent transport accessibility, with an average distance of 177 meters to the nearest stop. In this primarily residential area, most commuting is outward-bound. Cars are the dominant mode of transport, used by 70% of residents, while 19% use trains. On average, there are 0.8 vehicles per dwelling, below the regional average.

According to the 2021 Census, 25.1% of residents work from home, a figure that may be influenced by COVID-19 conditions. Across all routes, service frequency averages 412 trips per day, equating to approximately 137 weekly trips per 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 the general population is somewhat typical but higher than the nation's average among older cohorts. Approximately 49% of Albion's total population (~2,384 people) has private health cover, which is relatively low 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 the area, impacting 7.7 and 7.4% of residents respectively. 72.3% of residents declare themselves completely clear of medical ailments, compared to 72.6% across Greater Melbourne. The under-65 population demonstrates better than average health outcomes. Albion has 16.6% of residents aged 65 and over (807 people), which is higher than Greater Melbourne's 15.1%. Health outcomes among seniors 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 a population where 50.0% speak a language other than English at home and 51.6% were born overseas. Christianity is the predominant religion, practiced by 41.9% of Albion's population. Buddhism, however, is more prevalent in Albion at 6.5%, compared to Greater Melbourne's 4.2%.

The top three ancestry groups are Other (23.4%), English (16.2%), and Australian (13.7%). Polish, Vietnamese, and Maltese ethnicities have notable representation in Albion: Polish at 1.4% (vs regional 0.8%), Vietnamese at 6.1% (vs regional 1.9%), and Maltese at 3.1% (vs regional 1.1%).

Albion's population is younger than the national pattern

Albion's median age as of 2021 was 35 years, slightly younger than Greater Melbourne's 37 and the national average of 38 years. The 25-34 age group constituted 21.0% of Albion's population in 2021, higher than Greater Melbourne's but lower than the national average of 14.4%. The 5-14 age cohort made up 8.3% of Albion's population in 2021. Between 2021 and present, the 75-84 age group grew from 4.8% to 6.4%, while the 35-44 age group increased from 16.7% to 17.8%. Conversely, the 25-34 age group declined from 23.1% to 21.0%. By 2041, population forecasts indicate that Albion's 55-64 age cohort is expected to increase by 169 people (37%), growing from 462 to 632. Conversely, the 5-14 age range is projected to decrease by 4.