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

Based on AreaSearch's analysis of ABS population updates and new addresses validated since the Census, Albury's estimated population as of November 2025 is around 4,836. This reflects a decrease of 119 people (2.4%) from the 2021 Census figure of 4,955. The estimate is inferred from AreaSearch's resident population count of 4,801, derived from examining ABS' latest ERP data release in June 2024 and considering additional 59 validated new addresses since the Census date. This results in a population density ratio of 851 persons per square kilometer, comparable to averages seen across locations assessed by AreaSearch. Overseas migration primarily drove recent population growth in the Albury statistical area (Lv2).

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022; for areas not covered, NSW State Government's SA2-level projections from 2022 with a base year of 2021 are used. Applying growth rates by age group from these aggregations to all areas results in projected demographic shifts indicating a population increase just below the median of regional areas nationally by 2041. The Albury (SA2) is expected to expand by 445 persons by 2041, reflecting an overall increase of 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 approximately 21 new dwelling approvals annually based on AreaSearch analysis of ABS building approval numbers. From financial years FY-21 to FY-25, around 107 homes were approved, with an additional 7 approved in FY-26 as of the present time. The population has been declining recently, indicating that new supply likely matches demand, providing good options for buyers.

The average construction cost value for new properties is approximately $468,000, suggesting developers focus on premium market developments. In FY-26, $14.2 million in commercial development approvals have been recorded, implying balanced commercial development activity. Compared to the Rest of NSW, Albury exhibits around 59% of construction activity per person and ranks among the 69th percentile nationally when assessed areas are considered. Recent construction comprises approximately 48.0% detached houses and 52.0% townhouses or apartments, favouring compact living options that attract downsizers, investors, and first-time purchasers.

The location has around 194 people per dwelling approval, indicating a low-density market. AreaSearch's latest quarterly estimate projects Albury to add approximately 414 residents by 2041. Given current development patterns, new housing supply should readily meet demand, offering favourable 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

AreaSearch has identified 23 projects that could impact the area's performance. 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 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.

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. As of September 2025, the unemployment rate is 5.6%, according to AreaSearch's aggregation of statistical area data.

Compared to Rest of NSW's rate of 3.8%, Albury's rate is 1.8% higher. Workforce participation in Albury stands at 62.2%, surpassing Rest of NSW's 56.4%. Leading employment industries among residents are health care & social assistance, education & training, and accommodation & food. The area specializes particularly 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.

As of the Census, there are 0.7 workers for each resident, indicating local employment opportunities above the norm. Over the 12 months to September 2025, labour force levels increased by 0.7%, while employment decreased by 0.7%, leading to a rise in unemployment rate by 1.4 percentage points. By comparison, Rest of NSW saw an employment decline of 0.5% and labour force decline of 0.1%, with unemployment rising by 0.4 percentage points. As of 25-Nov-25, state-level data shows NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. Nationally, the unemployment rate is 4.3%. 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 Albury's employment mix suggests local employment should increase by 6.8% over five years and 14.2% over ten years, though this is a simplified extrapolation for illustrative purposes.

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 for financial year ended June 2023, the suburb of Albury had a median income among taxpayers of $57,584 and an average income of $72,848. This is higher than national averages. The Rest of NSW had a median income of $52,390 and an average income of $65,215 during the same period. Based on Wage Price Index growth figures from financial year ended June 2023 to September 2025, estimated median income would be approximately $62,686 and average income would be around $79,302 by that date. According to Census 2021 income data, personal income ranks at the 71st percentile with a weekly income of $930, while household income sits at the 41st percentile. Income analysis shows that 29.5% of individuals in Albury earn between $1,500 and $2,999 per week (1,426 individuals), which is similar to regional levels where approximately 29.9% fall into this income range. Housing costs allow for retention of 87.6% of income, but disposable income ranks below average at the 46th percentile. The suburb'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

As of the latest Census evaluation in Albury, dwelling structures comprised 62.6% houses and 37.3% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro NSW's 83.2% houses and 16.8% other dwellings. Home ownership in Albury stood at 37.4%, with mortgaged dwellings at 22.6% and rented dwellings at 40.0%. The median monthly mortgage repayment was $1,733, higher than Non-Metro NSW's average of $1,430. The median weekly rent in Albury was $270, compared to Non-Metro NSW's $265. 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, consisting of 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, 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

Educational attainment in Albury is significantly higher than broader benchmarks. As of the most recent data, 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. This educational advantage positions Albury strongly for knowledge-based opportunities. Bachelor degrees are the most prevalent at 23.2%, followed by postgraduate qualifications (8.7%) and graduate diplomas (4.6%).

Trade and technical skills are also prominent, with 31.9% of residents aged 15 and above holding vocational credentials – advanced diplomas at 11.6% and certificates at 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 143 active public transport stops, offering a mix of train and bus services. These stops are served by 110 individual routes, which together facilitate 3,550 weekly passenger trips. The city's transport accessibility is rated excellent, with residents located an average of 129 meters from the nearest stop.

Service frequency averages 507 trips per day across all routes, equating to approximately 24 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 high at approximately 56% of the total population (~2,694 people), compared to 51.1% across Rest of NSW.

Mental health issues and arthritis are the most common medical conditions in the area, impacting 9.0 and 8.9% of residents respectively. However, 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 and 85.8% born in Australia. English is spoken exclusively at home by 91.1% of Albury residents. Christianity is the dominant religion, comprising 52.1% of people in Albury.

Notably, Judaism is overrepresented in Albury compared to the rest of NSW, with 0.3% versus 0.1%. The top three ancestry groups based on parents' country of birth are English at 30.6%, Australian at 24.1% (lower than the regional average of 29.2%), and Irish at 12.3%. There are also notable differences in the representation of other ethnic groups: Scottish is overrepresented at 10.0% compared to 8.2% regionally, German is present at 5.6% versus 5.9%, and Russian is represented at 0.3% compared to 0.1%.

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 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 2016 Census and 2021 Census, the proportion of Albury's population aged 25 to 34 increased from 11.4% to 12.9%. Conversely, the proportion of residents aged 55 to 64 decreased from 13.0% to 11.6%. By 2041, significant changes in Albury's age composition are projected. The 25 to 34 age group is expected to grow by 30%, reaching 808 people from 623. Meanwhile, the 5 to 14 and 15 to 24 age groups are predicted to experience population declines.