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

Albury's population, as of November 2025, is estimated at around 4835 people. This reflects a decrease of 120 individuals since the 2021 Census, which reported a population of 4955 people in the suburb. The current resident population estimate by AreaSearch is 4782 people, based on examination of the latest ERP data release by the ABS (June 2024) and an additional 59 validated new addresses since the Census date. This results in a population density ratio of approximately 851 persons per square kilometer, which aligns with averages seen across locations assessed by AreaSearch. Overseas migration was the primary driver of population growth in recent periods for Albury.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 using 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. These projections indicate that the suburb is expected to expand by approximately 447 persons to 2041, reflecting an increase of around 8.6% over the 17-year period.

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

Albury averaged around 23 new dwelling approvals annually based on AreaSearch analysis of ABS building approval numbers. Between FY-21 and FY-25, an estimated 116 homes were approved, with a further 6 so far in FY-26. The average construction value is $468,000 per property.

In FY-26, Albury recorded $9.3 million in commercial development approvals. Compared to Rest of NSW, Albury shows approximately 64% of the construction activity per person and ranks at the 67th percentile nationally. Recent construction comprises 46.0% detached houses and 54.0% townhouses or apartments, a shift from the current 63.0% house dominance. At around 206 people per approval, Albury reflects low density. By 2041, AreaSearch projects an increase of 417 residents.

Current development patterns suggest new housing supply should meet demand, potentially facilitating population growth beyond projections.

Albury has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 23 projects likely to impact the area. Key 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 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 an educated workforce with well-represented essential services sectors. The unemployment rate was 5.1% as of the past year, with estimated employment growth at 3.6%.

As of June 2025, 2,912 residents are employed while the unemployment rate is 1.5% higher than Rest of NSW's rate of 3.7%, and workforce participation stands at 62.2% compared to Rest of NSW's 56.4%. The leading employment industries among residents include health care & social assistance, education & training, and accommodation & food. Health care & social assistance is particularly strong with an employment share of 1.2 times the regional level, while agriculture, forestry & fishing has limited presence at 1.6% compared to the regional 5.3%. The worker-to-resident ratio was 0.7 as per the Census, indicating above-normal local employment opportunities.

Between June 2024 and June 2025, employment increased by 3.6%, labour force grew by 4.2%, leading to a rise in unemployment rate of 0.6 percentage points. In comparison, Rest of NSW saw employment decline by 0.1%, labour force growth of 0.3%, with unemployment rising by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest that Albury's employment should increase by 6.8% over five years and 14.2% over ten years, based on industry-specific projections applied to the local employment mix.

The economic profile demonstrates above-average performance, with income metrics exceeding national benchmarks based on AreaSearch comparative assessment

AreaSearch's latest postcode level ATO data for financial year 2022 indicates Albury's median income among taxpayers is $57,584, with an average of $72,848. Nationally, these figures are high compared to the Rest of NSW's median of $49,459 and average of $62,998. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates suggest approximately $64,845 (median) and $82,034 (average) as of September 2025. According to Census 2021 income data, personal income ranks at the 71st percentile ($930 weekly), while household income is at the 41st percentile. Income analysis shows that 29.5% of the community falls within the $1,500 - 2,999 earnings band (1,426 individuals). Housing costs allow for retention of 87.6%, but disposable income ranks 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 above-average rates of outright home ownership

Albury's dwelling structures, 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 83.2% houses and 16.8% 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 Albury was $1,733, higher than Non-Metro NSW's average of $1,430. The median weekly rent figure for Albury was recorded at $270, compared to Non-Metro NSW's $265. 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 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 make up 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, 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

Educational attainment in Albury is notably higher than broader benchmarks. 36.5% of residents aged 15 and above hold university qualifications, compared to 18.4% in the SA4 region and 21.3% in the Rest of NSW. Bachelor degrees are most common at 23.2%, followed by postgraduate qualifications (8.7%) and graduate diplomas (4.6%). Vocational credentials are also prevalent, with 31.9% of residents aged 15 and above holding such qualifications - advanced diplomas at 11.6% and certificates at 20.3%.

Educational participation is high, 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. Albury operates a robust network of 6 schools educating approximately 2,815 students. The area shows above-average socio-educational conditions with an ICSEA value of 1050. The educational mix includes 3 primary, 1 secondary, and 2 K-12 schools. Albury functions as an education hub with 58.2 school places per 100 residents, significantly above the regional average of 16.9, attracting students from surrounding communities. Note: where schools show 'n/a' for enrolments, please refer to the parent campus.

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

Albury has 139 active public transport stops. These include train and bus services. There are 128 routes serving these stops, offering a total of 3,483 weekly passenger trips.

The city's transport accessibility is rated excellent, with residents located an average of 127 meters from the nearest stop. On average, there are 497 trips per day across all routes, equating to approximately 25 weekly trips per individual stop.

Health performance in Albury is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Albury faces significant health challenges with common health conditions prevalent across both younger and older age cohorts. The rate of private health cover is very high at approximately 56% of the total population (~2,694 people), compared to 50.9% across Rest of NSW.

Mental health issues impact 9.0% of residents, while arthritis affects 8.9%. A total of 64.9% of residents declare themselves completely clear of medical ailments, compared to 64.2% across Rest of NSW. The area has 24.5% of residents aged 65 and over (1,184 people), higher than the 20.1% in Rest of NSW. Health outcomes among seniors are above average, performing better than the general population in health metrics.

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

Albury's cultural diversity was found to be below average, with 88.6% of its population being citizens born in Australia who speak English only at home. Christianity was the main religion, comprising 52.1% of Albury's population. The most notable overrepresentation was seen in Judaism, which made up 0.3% compared to the regional average of 0.1%.

In terms of ancestry, the top three groups were English (30.6%), Australian (24.1%), and Irish (12.3%). There were also notable divergences in the representation of Scottish (10.0% vs 8.2%), German (5.6% vs 5.9%), and Russian (0.3% vs 0.1%) ethnic groups.

Albury hosts an older demographic, ranking in the top quartile nationwide

Albury's median age is 44 years, similar to Rest of NSW's 43, and above the national average of 38 years. Compared to Rest of NSW, Albury has a higher percentage of residents aged 65-74 (13.9%) but fewer residents aged 5-14 (9.1%). Between the 2021 Census and present, the 25 to 34 age group has increased from 11.4% to 13.0%, while the 55 to 64 cohort has declined from 13.0% to 11.6%. By 2041, Albury's population is expected to shift notably in age composition. The 25 to 34 group is projected to grow by 28%, reaching 807 people from the current 628. Conversely, the 5 to 14 and 15 to 24 cohorts are expected to decrease in population.