Albury

Albury is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

As per AreaSearch's analysis of Australian Bureau of Statistics (ABS) population updates for the broader area, the estimated population of Albury as of May 2026 is approximately 4,864. This figure represents a decrease of 91 individuals, equivalent to 1.8%, since the 2021 Census which reported a total population of 4,955. AreaSearch's estimate is based on the resident population of 4,861, derived from their examination of the latest Estimated Residential Population data release by the ABS in June 2025, and an additional 57 validated new addresses since the Census date. This results in a population density ratio of 856 persons per square kilometer, which is relatively consistent with averages observed across other locations assessed by AreaSearch. Overseas migration was identified as the primary driver of population growth for Albury during recent periods.

AreaSearch employs ABS/Geoscience Australia projections for each Small Area (SA2) area, released in 2024 using a base year of 2022. For areas not covered by this data, AreaSearch uses NSW State Government's SA2 level projections released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for the years 2032 to 2041. Considering projected demographic shifts, Albury is expected to experience population growth just below the median of regional areas nationally by 2041, with an anticipated increase of 428 persons, reflecting a total increase of 8.7% over the 16-year period.

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

AreaSearch analysis of ABS building approval numbers allocated from statistical area data shows Albury averaged around 21 new dwelling approvals annually. Between FY-21 and FY-25, approximately 109 homes were approved, with 13 more in FY-26 so far. Population decline suggests supply has kept up with demand, offering good buyer choice.

New properties are constructed at an average expected cost of $468,000, indicating focus on the premium market. This year, $14.2 million in commercial development approvals have been recorded. Compared to Rest of NSW, Albury shows approximately 62% of construction activity per person and ranks among the 70th percentile nationally. Recent construction comprises 46.0% detached houses and 54.0% townhouses or apartments, marking a shift from existing housing patterns (currently 63.0% houses). Albury reflects a low density area with around 190 people per approval.

Future projections estimate Albury adding 425 residents by 2041. Current development patterns suggest new housing supply should readily meet demand, potentially facilitating population growth beyond current projections.

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

The performance of an area can significantly be influenced by changes to local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of 23 projects likely to impact the area. Notable projects include Botanic Gardens - Elm Ave Redevelopment, Punthill Albury Apartment Hotel, Main Sewer Pump Station Upgrade, and East Albury Precinct Plan. The following list details those projects deemed 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.

AreaSearch analysis reveals Albury recording weaker employment conditions than most comparable areas nationwide

Albury has a well-educated workforce with essential services sectors well represented. The unemployment rate is 5.4%, according to AreaSearch's aggregation of statistical area data as of December 2025. There are 2,777 residents in work, with an unemployment rate 1.5% higher than Regional NSW's rate of 3.9%.

Workforce participation is high at 69.7%, compared to Regional NSW's 60.5%. Census responses indicate that 15.0% of residents work from home, though Covid-19 lockdown impacts should be considered. Employment is concentrated in health care & social assistance, education & training, and accommodation & food. The area specializes in health care & social assistance with an employment share 1.2 times the regional level, while agriculture, forestry & fishing has limited presence at 1.6% compared to 5.3% regionally.

There is a ratio of 0.7 workers for each resident, indicating above-normal local employment opportunities. Over the 12-month period ending December 2025, labour force decreased by 2.0%, while employment declined by 3.1%, causing unemployment to rise by 1.1 percentage points. In comparison, Regional NSW saw employment fall by 1.2%, labour force contract by 0.8%, and unemployment rise by 0.4 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, with varying rates across industry sectors. Applying these projections to Albury's employment mix suggests local employment should increase by 6.8% over five years and 14.2% over ten years.

Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis

AreaSearch released postcode level ATO data for financial year 2023. In Albury, median income among taxpayers was $57,584, with an average of $72,848. Nationally, the median is lower at $52,390 and the average is $65,215. Based on Wage Price Index growth since financial year 2023, current estimates for Albury are approximately $63,527 (median) and $80,366 (average) as of March 2026. Census 2021 income data shows personal income ranks at the 71st percentile ($930 weekly), while household income sits at the 41st percentile. Income analysis reveals that 29.5% of individuals earn between $1,500 and $2,999, reflecting regional patterns where 29.9% fall within this range. Housing costs allow for retention of 87.6% of income, but disposable income is below average at the 46th percentile. The area's SEIFA income ranking places it in the 6th decile.

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

Albury's dwelling structure, as per the latest Census, consisted of 62.6% houses and 37.3% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Regional NSW's 82.6% houses and 17.4% other dwellings. Home ownership in Albury was at 37.4%, with mortgaged dwellings at 22.6% and rented ones at 40.0%. The median monthly mortgage repayment in the area was $1,733, aligning with Regional NSW's average. The median weekly rent figure was recorded as $270, compared to Regional NSW's $330. Nationally, Albury's mortgage repayments were lower than the Australian average of $1,863, while rents were substantially below the national figure of $375.

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

Family households constitute 56.5% of all households, including 19.6% couples with children, 27.6% couples without children, and 8.6% single parent families. Non-family households comprise the remaining 43.5%, with lone person households at 39.4% and group households comprising 4.1%. The median household size is 2.0 people, which is smaller than the Regional NSW average of 2.4.

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

Albury's educational attainment significantly exceeds broader benchmarks, with 36.5% of residents aged 15+ holding university qualifications compared to 18.4% in the SA4 region and 21.3% in Rest of NSW. This substantial educational advantage positions Albury strongly for knowledge-based opportunities. Bachelor degrees are most prevalent at 23.2%, followed by postgraduate qualifications (8.7%) and graduate diplomas (4.6%). Trade and technical skills feature prominently, with 31.9% of residents aged 15+ holding vocational credentials – advanced diplomas (11.6%) and certificates (20.3%).

Educational participation is notably high in Albury, with 25.5% of residents currently enrolled in formal education. This includes 8.2% in primary education, 7.4% in secondary education, and 4.3% pursuing tertiary education.

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

Albury has 144 active public transport stops offering a mix of train and bus services. These stops are served by 110 individual routes, collectively facilitating 3,550 weekly passenger trips. Transport accessibility is rated excellent with residents typically located 129 meters from the nearest stop. As a primarily residential area, most commutes are outward-bound. Car remains the dominant mode at 84%, with 12% walking and 2% cycling. Vehicle ownership averages 1.1 per dwelling, below the regional average.

According to the 2021 Census, 15.0% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 507 trips per day across all routes, equating to approximately 24 weekly trips per stop. An accompanying map displays the 100 nearest stops to the location's centrepoint.

The level of general health in Albury is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

Albury shows superior health outcomes based on AreaSearch's evaluation of mortality rates and chronic condition prevalence. Both young and elderly residents exhibit low prevalence of common health conditions.

The rate of private health cover is high at approximately 56% (~2710 people), compared to 51.9% across Regional NSW. Mental health issues and arthritis are the most prevalent medical conditions, affecting 9.0 and 8.9% respectively. 64.9% of residents report being completely free of medical ailments, compared to 63.3% in Regional NSW. Health outcomes among working-age individuals are typical. The area has a higher proportion of seniors aged 65 and over at 25.6% (1245 people), compared to 23.4% in Regional NSW. Senior health outcomes are above average, aligning with national rankings for the general population.

Albury ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Albury had a cultural diversity index below the average, with 88.6% of its population being citizens, 85.8% born in Australia, and 91.1% speaking English only at home. Christianity was the predominant religion in Albury, comprising 52.1% of the population. Judaism, however, was overrepresented, making up 0.3% compared to 0.1% across Regional NSW.

In terms of ancestry, the top three groups were English (30.6%), Australian (24.1%), and Irish (12.3%). There were notable differences in the representation of certain ethnic groups: Scottish at 10.0% (vs regional average of 8.0%), German at 5.6% (vs 3.1%), and Russian at 0.3% (vs 0.2%).

Albury hosts a notably older demographic compared to the national average

Albury's median age is 45 years, which is slightly higher than Regional NSW's median age of 43 years, and considerably older than Australia's national norm of 38 years. Compared to the Regional NSW average, Albury has a notably higher proportion of people aged 65-74 (14.4% locally) and a lower proportion of people aged 5-14 (8.9%). Between 2021 and present, the population of people aged 25-34 has grown from 11.4% to 12.8%, while the population of those aged 75-84 has increased from 7.5% to 8.8%. Conversely, the population of people aged 5-14 has declined from 10.0% to 8.9%. Demographic modeling suggests that Albury's age profile will change significantly by 2041. The 25-34 age cohort is projected to increase by 148 people (24%), from 622 to 771, while the 15-24 and 65-74 cohorts are projected to decrease in population.