East Albury

Population growth drivers in East Albury are slightly above average based on AreaSearch's ranking of recent, and medium term trends

As of Nov 2025, the estimated population of the East Albury statistical area (Lv2) is around 6,968, reflecting a 12.0% increase since the 2021 Census which reported a population of 6,224 people. This growth was inferred from AreaSearch's estimate of 6,421 residents based on latest ERP data release by ABS (June 2024) and an additional 108 validated new addresses since the Census date. The resulting population density is 565 persons per square kilometer. East Albury's growth surpassed the non-metro area's 5.7% and the SA4 region, making it a growth leader in the region. Interstate migration contributed approximately 68.0% of overall population gains during recent periods. AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year, and NSW State Government's SA2 level projections for areas not covered by this data, released in 2022 with 2021 as the base year.

Growth rates by age group are applied to all areas from these aggregations for years 2032 to 2041. By 2041, East Albury (SA2) is predicted to expand by 4,165 persons, reflecting a gain of 60.6% over the 17 years.

AreaSearch assessment of residential development activity positions East Albury among the top 25% of areas assessed nationwide

AreaSearch analysis of ABS building approval numbers allocated from statistical area data shows East Albury averaged approximately 36 new dwelling approvals annually over the past five financial years, totalling an estimated 181 homes. As of FY-26, 16 approvals have been recorded. Over the same period, an average of 6.7 people moved to the area per dwelling built, indicating significant demand exceeding supply. New properties are constructed at an average expected cost value of $487,000, targeting the premium market segment with higher-end properties.

This financial year has seen $6.6 million in commercial approvals, suggesting the area's residential character. Compared to Rest of NSW, East Albury shows approximately 75% of the construction activity per person and places among the 56th percentile nationally when measured against other areas assessed. New building activity comprises 97.0% detached houses and 3.0% townhouses or apartments, maintaining the area's traditional low density character focused on family homes appealing to those seeking space.

Notably, developers are constructing more detached housing than the existing pattern implies (76.0% at Census), reflecting persistent strong demand for family homes amid densification trends. East Albury reflects a transitioning market with around 275 people per approval. Population forecasts indicate East Albury will gain approximately 4,220 residents by 2041, based on the latest AreaSearch quarterly estimate. Should current construction levels persist, housing supply could lag population growth, likely intensifying buyer competition and underpinning price growth.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 20 projects likely to impact the region. Key initiatives include the Albury Wodonga Regional Hospital Redevelopment, East Albury Industrial Precinct, Fredericks Park Master Plan, 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.

The labour market in East Albury shows considerable strength compared to most other Australian regions

East Albury has a well-educated workforce with prominent representation in essential services sectors. The unemployment rate was 2.3% as of September 2025, with an estimated employment growth of 1.1% over the past year.

This is based on AreaSearch's aggregation of statistical area data. In September 2025, there were 4,088 residents in work, with an unemployment rate of 1.5% below Rest of NSW's rate of 3.8%. Workforce participation was at 64.2%, compared to Rest of NSW's 56.4%. Employment is concentrated in health care & social assistance, education & training, and construction.

The area has a strong specialization in health care & social assistance, with an employment share of 1.2 times the regional level. Conversely, agriculture, forestry & fishing shows lower representation at 1.2% versus the regional average of 5.3%. Employment opportunities appear limited locally, as indicated by the count of Census working population vs resident population. Over the 12 months to September 2025, employment increased by 1.1%, labour force increased by 1.7%, resulting in unemployment rising by 0.5 percentage points. In comparison, Rest of NSW recorded an employment decline of 0.5% and a labour force decline of 0.1%, with unemployment rising by 0.4 percentage points. State-level data to 25-Nov shows NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. Nationally, the unemployment rate was 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 project national employment to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to East Albury's employment mix suggests local employment should increase by 6.7% over five years and 14.1% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not account for localised population projections.

Income levels sit below national averages according to AreaSearch assessment

According to AreaSearch's aggregation of latest postcode level ATO data released for financial year ended June 2023, median income among taxpayers in East Albury was $50,927. Average income stood at $64,386. These figures are below national averages of $52,390 and $65,215 respectively across Rest of NSW. Based on Wage Price Index growth of 8.86% since June 2023, current estimates for median income would be approximately $55,439 as of September 2025, while average income would be around $70,091. From the Census conducted in August 2021, personal income ranks at the 60th percentile ($858 weekly), with household income at the 36th percentile. Income distribution shows that 30.5% of locals (2,125 people) fall into the $1,500 - 2,999 category, similar to broader trends across the region which show 29.9% in the same category. After housing expenses, 85.8% of income remains for other expenses. The area's SEIFA income ranking places it in the 6th decile.

East Albury is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

The dwelling structure in East Albury, as per the latest Census, consisted of 75.9% houses and 24.1% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Non-Metro NSW had 83.2% houses and 16.8% other dwellings. Home ownership in East Albury was at 32.4%, similar to Non-Metro NSW's figure. The remaining dwellings were either mortgaged (31.8%) or rented (35.8%). The median monthly mortgage repayment in the area was $1,560, higher than Non-Metro NSW's average of $1,430. The median weekly rent was recorded at $280, compared to Non-Metro NSW's $265. Nationally, East Albury's mortgage repayments were lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

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

Family households account for 60.8% of all households, including 23.8% couples with children, 26.4% couples without children, and 9.6% single parent families. Non-family households constitute the remaining 39.2%, with lone person households at 35.0% and group households comprising 4.1% of the total. The median household size is 2.2 people, smaller than the Rest of NSW average of 2.4.

East Albury demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

East Albury's educational attainment exceeds broader standards. Among residents aged 15+, 29.3% possess university qualifications, compared to SA4 region's 18.4% and Rest of NSW's 21.3%. Bachelor degrees are most prevalent at 20.1%, followed by postgraduate qualifications (5.9%) and graduate diplomas (3.3%). Vocational credentials are also prominent with 35.0% holding such qualifications, including advanced diplomas (11.5%) and certificates (23.5%).

Educational participation is high at 26.6%, comprising primary education (8.2%), secondary education (7.3%), and tertiary education (3.8%).

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

East Albury has 117 active public transport stops, serving a mix of train and bus services. These stops are covered by 23 different routes, offering a total of 727 weekly passenger trips. Residents have excellent access to transport, with an average distance of 149 meters to the nearest stop.

On average, there are 103 daily trips across all routes, which translates to around six weekly trips per individual stop.

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

East Albury faces significant health challenges with common health conditions prevalent among both younger and older age cohorts.

Private health cover is held by approximately 52% of its total population (~3,651 people), slightly higher than the average SA2 area. Mental health issues affect 9.0% of residents, while arthritis impacts 8.5%. A total of 66.8% of residents report having no medical ailments, compared to 64.2% across Rest of NSW. The area has 20.7% of residents aged 65 and over (1,442 people).

East Albury is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

East Albury, as per data from the Australian Bureau of Statistics Census 2016, had a cultural diversity index of 37.8%, indicating below average diversity. Among its population, 88.4% were born in Australia and 91.3% held citizenship. English was spoken at home by 92.8%.

Christianity was the predominant religion, practiced by 52.1% of residents. The 'Other' religious category was slightly overrepresented compared to Rest of NSW (1.2% vs 1.4%). In terms of ancestry, the top three groups were English (29.8%), Australian (26.6%), and Irish (11.6%). Notably, Scottish ancestry was higher than regional averages (9.1% vs 8.2%), as were German (5.0% vs 5.9%) and Lebanese (0.4% vs 0.2%).

East Albury's population is slightly older than the national pattern

The median age in East Albury is 40 years, which is slightly lower than the Rest of NSW average of 43 but higher than the Australian median of 38. The 25-34 age cohort makes up 14.2% of East Albury's population, notably higher than the Rest of NSW average. Conversely, the 65-74 age group constitutes only 9.9%, indicating an under-representation compared to the Rest of NSW average. Between the 2021 Census and now, the 35-44 age group has increased from 13.3% to 14.4%. The 55-64 cohort has decreased from 12.3% to 11.2%, and the 15-24 age group has dropped from 11.4% to 10.3%. By 2041, significant demographic changes are projected for East Albury, with the 35-44 age cohort expected to grow by 710 people (a 71% increase) from 1,003 to 1,714.