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 of Feb 2026, the estimated population of the suburb of Albury is around 4,837, a decrease of 118 people since the 2021 Census which reported a population of 4,955. This decrease reflects an inferred resident population of 4,801 as of June 2024, validated by AreaSearch following examination of the latest ERP data release by the ABS, and an additional 58 new addresses since the Census date. The population density is approximately 851 persons per square kilometer, in line with averages seen across locations assessed by AreaSearch. Overseas migration was the primary driver of population growth for the suburb during recent periods. AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections for areas not covered by this data, released in 2022 with a base year of 2021.

Growth rates by age group from these aggregations are applied to all areas until 2041. Based on projected demographic shifts, the suburb is expected to experience population growth just below the median of regional areas nationally, expanding by 431 persons to reach an estimated total of 5,268 by 2041. This reflects an increase of approximately 8.5% in the suburb's population over the 17-year period from 2026 to 2041.

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 shows Albury averaged approximately 21 new dwelling approvals per year. Between FY-21 and FY-25, around 107 homes were approved, with an additional 7 approved so far in FY-26. The population decline over recent years suggests that new supply has likely kept pace with demand, providing good choices for buyers.

The average construction value of new properties is $468,000, indicating a focus on the premium market with high-end developments. This year, Albury recorded $14.2 million in commercial development approvals, suggesting balanced commercial development activity compared to the rest of NSW. Albury shows approximately 59% of construction activity per person and ranks among the 69th percentile nationally when measured against other areas assessed. Recent construction comprises 48.0% detached houses and 52.0% townhouses or apartments, with a skew towards compact living that offers affordable entry pathways for downsizers, investors, and first-time purchasers.

The location has approximately 194 people per dwelling approval, indicating a low density market. AreaSearch's latest quarterly estimate projects Albury to add 409 residents by 2041. Based on current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

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

Area infrastructure significantly impacts local performance. AreaSearch identified 23 potential impact projects. Key ones are Botanic Gardens - Elm Ave Redevelopment, Punthill Albury Apartment Hotel, Main Sewer Pump Station Upgrade, East Albury Precinct Plan. Below list details those likely 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 assessment indicates Albury faces employment challenges relative to the majority of Australian markets

Albury has an educated workforce with essential services sectors well represented. The unemployment rate is 5.6%, according to AreaSearch's aggregation of statistical area data. As of September 2025, 2807 residents are employed while the unemployment rate is 1.8% higher than Rest of NSW's 3.8%.

Workforce participation in Albury is high at 72.1%, compared to Rest of NSW's 61.5%. Census data shows that 15.0% of residents work from home, with Covid-19 lockdown impacts considered. Leading employment industries include health care & social assistance, education & training, and accommodation & food. Albury has a strong specialization in health care & social assistance, with an employment share 1.2 times the regional level.

Meanwhile, agriculture, forestry & fishing has limited presence at 1.6%, compared to the regional average of 5.3%. The ratio of 0.7 workers per resident indicates a higher than normal level of local employment opportunities. Over the year to September 2025, labour force levels increased by 0.7% while employment decreased by 0.7%, causing the unemployment rate to rise by 1.4 percentage points. In comparison, Rest of NSW saw an employment decline of 0.5%, labour force decline of 0.1%, and a 0.4 percentage point increase in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 suggest that while national employment is projected to expand by 6.6% over five years and 13.7% over ten years, growth rates vary significantly between industry sectors. Applying these projections to Albury's employment mix indicates a potential local employment increase of 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

As per AreaSearch's latest postcode level ATO data released on June 30, 2023, the suburb of Albury had a median income among taxpayers of $57,584 and an average of $72,848. This is higher than the national average. The Rest of NSW had a median income of $52,390 and an average of $65,215 during the same period. Based on Wage Price Index growth of 8.86% since June 30, 2023, current estimates for Albury would be approximately $62,686 (median) and $79,302 (average) as of September 2025. According to Census 2021 income data, 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 in Albury earn between $1,500 and $2,999 per week (1,426 individuals). This is similar to regional levels where 29.9% occupy this earnings band. Housing costs are manageable with 87.6% retained after expenses, but disposable income sits 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

The dwelling structure in Albury, as per the latest Census, comprised 62.6% houses and 37.3% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Non-Metro NSW had 82.6% houses and 17.4% other dwellings. Home ownership in Albury was at 37.4%, with mortgaged dwellings at 22.6% and rented dwellings at 40.0%. The median monthly mortgage repayment in Albury was $1,733, aligning with Non-Metro NSW's average. The median weekly rent was $270, compared to Non-Metro NSW's $330. Nationally, Albury's mortgage repayments were lower than the Australian average of $1,863, and 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 account for 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 constitute the remaining 43.5%, with lone person households at 39.4% and group households making up 4.1%. The median household size is 2.0 people, which is smaller than the Rest of 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 is notably higher than broader averages. Among residents aged 15+, 36.5% possess university qualifications, compared to 18.4% in the SA4 region and 21.3% in Rest of NSW. Bachelor degrees are most prevalent at 23.2%, followed by postgraduate qualifications (8.7%) and graduate diplomas (4.6%). Vocational credentials are also common, with 31.9% of residents holding such qualifications; advanced diplomas account for 11.6% and certificates for 20.3%.

Educational participation is 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, providing a total of 3,550 weekly passenger trips. The accessibility of transport in Albury is rated as excellent, with residents typically located 129 meters from the nearest stop. Most residents commute outward due to its primarily residential nature. Car remains the dominant mode of transportation at 84%, followed by walking at 12% and cycling at 2%. Vehicle ownership averages 1.1 per dwelling, which is below the regional average.

According to the 2021 Census, some 15.0% of residents work from home, a figure that may reflect COVID-19 conditions. Service frequency averages 507 trips per day across all routes, equating to approximately 24 weekly trips per individual stop. The 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 demonstrates above-average health outcomes based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Both young and old age cohorts show low prevalence of common health conditions.

The rate of private health cover is very high at approximately 56% of the total population, which is around 2,695 people. This compares to 51.9% across Rest of NSW. The most common medical conditions in the area are mental health issues and arthritis, impacting 9.0 and 8.9% of residents respectively. Meanwhile, 64.9% of residents declare themselves completely clear of medical ailments compared to 63.3% across Rest of NSW. Health outcomes among the working-age population are broadly typical. The area has 24.6% of residents aged 65 and over, totaling 1,189 people, which is higher than the 23.4% in Rest of NSW. Health outcomes among seniors are above average, with national rankings broadly in line with 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's population shows low cultural diversity, with 88.6% being citizens born in Australia speaking English only at home (85.8%, 91.1% respectively). Christianity is the predominant religion, comprising 52.1%. Notably, Judaism is overrepresented at 0.3% compared to 0.1% regionally.

For ancestry, the top groups are English (30.6%), Australian (24.1%), and Irish (12.3%). Some ethnic groups are notably divergent: Scottish at 10.0% (vs regional 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 44 years, similar to Rest of NSW's 43 and above the national average of 38. Compared to Rest of NSW, Albury has a higher percentage of residents aged 25-34 (13.5%) but fewer residents aged 5-14 (8.9%). In the period from 2021 Census to present, the age group 25 to 34 has increased from 11.4% to 13.5%. Conversely, the age groups 55 to 64 and 45 to 54 have decreased from 13.0% to 11.4% and 13.7% to 12.4% respectively. By 2041, Albury's age composition is expected to change significantly. The 25 to 34 age group is projected to grow by 23%, reaching 805 from 652. Meanwhile, the 5 to 14 and 15 to 24 age groups are expected to decrease in population.