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 analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the suburb of Albury's population is estimated at around 4,837 as of Feb 2026. This reflects a decrease of 118 people (2.4%) since the 2021 Census, which reported a population of 4,955 people. The change is inferred from the resident population of 4,801, estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 58 validated new addresses since the Census date. This level of population equates to a density ratio of 851 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. Population growth for the suburb was primarily driven by overseas migration during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. Considering the projected demographic shifts, a population increase just below the median of regional areas nationally is expected, with the suburb expected to expand by 433 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 8.2% in total over the 17 years.

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

Albury has averaged approximately 21 new dwelling approvals per year. Between FY-21 and FY-25, around 109 homes were approved, with an additional 8 approved in FY-26 so far. The average construction value of these properties is $468,000.

In terms of commercial development, Albury has recorded $14.2 million in approvals this financial year. When compared to the Rest of NSW, Albury shows around 60% of the 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 the current housing pattern of 63.0% houses. Albury reflects a low density area with around 190 people per approval. Future projections estimate Albury to add 397 residents by 2041.

Based on current development patterns, new housing supply is expected to meet demand, potentially facilitating population growth beyond current projections.

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

Infrastructure changes significantly influence an area's performance. AreaSearch has identified 23 projects likely impacting the region. 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 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's workforce is well-educated with significant representation in essential services sectors. The unemployment rate as of December 2025 was 5.5%, according to AreaSearch's aggregation of statistical area data. In this period, 2,766 residents were employed while the unemployment rate was 1.5% higher than Regional NSW's rate of 3.9%.

Workforce participation in Albury stood at 70.8%, compared to Regional NSW's 61.3%. A Census survey revealed that 15.0% of residents worked from home, with potential impacts due to Covid-19 lockdowns considered. Employment was concentrated in health care & social assistance, education & training, and accommodation & food sectors. Albury had a particular specialization in health care & social assistance, with an employment share 1.2 times the regional level.

Meanwhile, agriculture, forestry & fishing had limited presence at 1.6%, compared to 5.3% regionally. The ratio of 0.7 workers per resident indicated a higher-than-average level of local employment opportunities. Over the preceding 12-month period, labour force decreased by 2.1% and employment declined by 3.3%, leading to an unemployment rate increase of 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 offer insight into potential future demand within Albury. These projections suggest that national employment will expand by 6.6% over five years and 13.7% over ten years, with growth rates varying significantly between industry sectors. Applying these industry-specific projections to Albury's employment mix indicates a predicted local employment increase of 6.8% over five years and 14.2% over ten years, though these figures are based on simple weighting extrapolations for illustrative purposes only and do not account for localized population projections.

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. Albury's 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. By September 2025, estimated incomes would be approximately $62,686 (median) and $79,302 (average), based on Wage Price Index growth of 8.86% since financial year 2023. Census 2021 income data shows personal income ranks at the 71st percentile ($930 weekly), while household income is at the 41st percentile. The $1,500 - 2,999 earnings band captures 29.5% of Albury's community (1,426 individuals). Housing costs allow for retention of 87.6% of income, 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 a higher proportion of rental properties than the broader region

Albury's dwelling structures, 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 stood at 37.4%, with mortgaged dwellings at 22.6% and rented dwellings at 40.0%. The median monthly mortgage repayment was $1,733, aligning with Regional NSW's average. Median weekly rent was $270, compared to Regional 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 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 at 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

Educational attainment in Albury is significantly higher than broader benchmarks. As of the latest 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 gives the area a substantial educational advantage. Bachelor degrees are the most common 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 (11.6%) and certificates (20.3%). Educational participation is notably high in the area, 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 providing 3,550 weekly passenger trips. Transport accessibility is rated excellent with residents typically located 129 meters from the nearest stop. Most residents commute outward using cars as the dominant mode at 84%. Walking accounts for 12% and cycling for 2%. 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 individual stop. An accompanying map shows 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 better-than-average health outcomes based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Both younger and older age groups have low prevalence of common health conditions.

Private health cover is high at approximately 56% (~2,695 people), compared to 51.9% in Regional NSW. The most prevalent medical conditions are mental health issues (9.0%) and arthritis (8.9%). 64.9% of residents report no medical ailments, compared to 63.3% in Regional NSW. Health outcomes among working-age residents are typical. Albury has 25.0% (1,209 people) aged 65 and over, higher than the 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's cultural diversity was found to be below average, with 88.6% of its population being citizens, 85.8% born in Australia, and 91.1% speaking English only at home. The dominant religion in Albury is Christianity, accounting for 52.1% of the population. Notably, Judaism is overrepresented, comprising 0.3% compared to the regional average of 0.1%.

In terms of ancestry, the top three groups are English (30.6%), Australian (24.1%), and Irish (12.3%). Scottish representation is notably higher at 10.0% in Albury versus 8.0% regionally, German at 5.6% compared to 3.1%, and Russian at 0.3% compared to the regional average of 0.2%.

Albury hosts a notably older demographic compared to the national average

Albury's median age is 44 years, similar to Regional NSW's 43 and above the national average of 38 years. Compared to Regional NSW, Albury has a higher percentage of residents aged 25-34 (13.5%) but fewer residents aged 5-14 (9.0%). Between the 2021 Census and now, the percentage of residents aged 25-34 has increased from 11.4% to 13.5%. Conversely, the percentage of residents aged 55-64 has decreased from 13.0% to 11.5%, and the percentage of residents aged 45-54 has dropped from 13.7% to 12.3%. By 2041, Albury's age composition is expected to change significantly. The 25-34 age group is projected to grow by 22%, reaching 799 people from the current 652. Meanwhile, the 5-14 and 15-24 age groups are expected to experience population declines.