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 Feb 2026, the estimated population of East Albury is around 7,089, showing a 13.9% increase from the 2021 Census figure of 6,224 people. This growth is inferred from AreaSearch's resident population estimate of 6,421 in Jun 2024 and an additional 112 validated new addresses since the Census date. The population density is approximately 574 persons per square kilometer. East Albury's growth rate exceeded Rest of NSW (5.9%) and its SA4 region, making it a growth leader. Interstate migration contributed about 68% to overall population gains recently, with all drivers being positive factors. AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024 with a 2022 base year.

For areas not covered by this data, NSW State Government's SA2-level projections from 2022 with a 2021 base year are utilized. Growth rates by age group are applied to all areas for years 2032 to 2041. By 2041, East Albury is predicted to expand by 4,165 persons, reflecting a total gain of 57.9% over the 17-year period.

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

Based on AreaSearch analysis of ABS building approval numbers allocated from statistical area data, 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. The average population growth per year for each dwelling built in East Albury between FY-21 and FY-25 was around 6.7 people, indicating significant demand exceeding new supply, which typically leads to price growth and increased buyer competition. New properties are constructed at an average expected cost of $487,000, suggesting developers target the premium market segment with higher-end properties.

In FY-26, there have been $6.6 million in commercial approvals, reflecting the area's residential character. Compared to Rest of NSW, East Albury shows approximately 75% of the construction activity per person and ranks among the 56th percentile of areas assessed nationally. New building activity consists of 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 amidst densification trends. East Albury reflects a transitioning market with around 275 people per approval. Population forecasts indicate East Albury will gain approximately 4,102 residents by 2041, based on the latest AreaSearch quarterly estimate. If current construction levels persist, housing supply may lag population growth, potentially intensifying buyer competition and underpinning price growth.

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

AreaSearch has identified 20 projects that could significantly impact the local area. These projects primarily involve infrastructure changes, major developments, and planning initiatives. Notable ones 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 expected to have the most relevance.

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 an educated workforce with prominent essential services sectors. Its unemployment rate is 2.3%, having grown by 1.1% in the past year (AreaSearch data). As of September 2025, 4,088 residents are employed, with a 1.5% lower unemployment rate than Rest of NSW's 3.8%.

Workforce participation is high at 78.9%, compared to Rest of NSW's 61.5%. Home-based workers comprise 12.4% of residents (Census data). Key employment sectors include health care & social assistance, education & training, and construction. Health care & social assistance is particularly strong, with an employment share 1.2 times the regional level.

Conversely, agriculture, forestry & fishing has lower representation at 1.2%, compared to the regional average of 5.3%. Over the year to September 2025, employment increased by 1.1% while labour force rose by 1.6%, leading to a 0.5 percentage point unemployment rise (AreaSearch analysis). By contrast, Rest of NSW saw an employment decline of 0.5% and a 0.4 percentage point unemployment increase. Jobs and Skills Australia's May-25 national employment forecasts project a 6.6% expansion over five years and 13.7% over ten years. Applying these projections to East Albury's employment mix suggests local employment growth of 6.7% over five years and 14.1% over ten years, though this is a simplified extrapolation for illustrative purposes.

Income levels sit below national averages according to AreaSearch assessment

According to AreaSearch's aggregation of the latest postcode level ATO data released on July 1st, 2023, the suburb of East Albury had a median income among taxpayers of $50,927. The average income stood at $64,386. This is below the national average. Comparing to Rest of NSW, the median and average incomes were $52,390 and $65,215 respectively. Based on Wage Price Index growth of 8.86% since financial year 2023, current estimates for East Albury would be approximately $55,439 (median) and $70,091 (average) as of September 2025. From the Census conducted on August 10th, 2021, personal income ranks at the 60th percentile ($858 weekly), while household income sits at the 36th percentile. Looking at income distribution in East Albury, the predominant cohort spans 30.5% of locals (2,162 people) with incomes ranging from $1,500 to 2,999 per week. This is consistent with broader trends across the region showing 29.9% in the same income 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

East Albury's dwelling structure, 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 82.6% houses and 17.4% other dwellings. Home ownership in East Albury stood at 32.4%, with mortgaged properties at 31.8% and rented ones at 35.8%. The median monthly mortgage repayment was $1,560, below Non-Metro NSW's average of $1,733. Median weekly rent in East Albury was $280, compared to Non-Metro NSW's $330. Nationally, East Albury's mortgage repayments were significantly lower than the Australian average of $1,863, while 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%. The median household size is 2.2 people, which is 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 is notably higher than broader averages. Among residents aged 15+, 29.3% hold university qualifications, surpassing the 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 common, with 35.0% of residents aged 15+ holding such qualifications.

Advanced diplomas account for 11.5%, while certificates make up 23.5%. Educational participation is high in the area, with 26.6% of residents currently enrolled in formal education. This includes 8.2% in primary education, 7.3% in secondary education, and 3.8% pursuing tertiary education.

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 offering a mix of train and bus services. These stops are served by 23 different routes, collectively providing 727 weekly passenger trips. Transport accessibility is rated excellent, with residents typically located 149 meters from the nearest stop. Most residents commute outward from this primarily residential area. Car remains the dominant mode of transport at 93%, with 5% walking. Vehicle ownership averages 1.2 per dwelling, below the regional average.

According to the 2021 Census, a relatively low 12.4% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 103 trips per day across all routes, equating to approximately 6 weekly trips per stop. The accompanying map displays the 100 nearest stops to the location's centrepoint.

Health outcomes in East Albury are marginally below the national average with common health conditions slightly more prevalent than average across both younger and older age cohorts

East Albury's health indicators show below-average outcomes based on AreaSearch's assessment.

Mortality rates and chronic condition prevalence are higher than average for common health conditions across both younger and older age cohorts. Private health cover is slightly above average, at approximately 52% of the total population (around 3,715 people). The most prevalent medical conditions are mental health issues affecting 9.0% of residents and arthritis impacting 8.5%. Notably, 66.8% 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 typical. The area has 20.8% of residents aged 65 and over (1,474 people), which is lower than the 23.4% in Rest of NSW. National rankings for health outcomes are broadly in line with the general population.

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's cultural diversity was found to be below average, with 88.4% of its population born in Australia and 91.3% being citizens. English was spoken exclusively at home by 92.8%. Christianity was the predominant religion, comprising 52.1%.

However, there was an overrepresentation in 'Other', which constituted 1.2%, compared to 0.8% across Rest of NSW. The top three ancestry groups were English (29.8%), Australian (26.6%), and Irish (11.6%). Notably, Scottish (9.1%) and German (5.0%) were overrepresented compared to regional averages of 8.0% and 3.1%, respectively. Lebanese, at 0.4%, was also slightly higher than the regional average of 0.2%.

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

The median age in East Albury as of the 2021 Census was 40 years, which is slightly below Rest of NSW's average of 43 but above Australia's median of 38. In comparison to Rest of NSW averages, the 25-34 age group was notably higher at 14.4% locally, while the 65-74 age group was lower at 10.0%. Since the Census, the 25-34 age group has increased from 13.2% to 14.4%, and the 35-44 cohort has risen from 13.3% to 14.5%. Conversely, the 15-24 age group has decreased from 11.4% to 10.2%, and the 55-64 group has fallen from 12.3% to 11.1%. Population forecasts for East Albury in 2041 indicate significant demographic changes, with the 35-44 age cohort projected to grow by 680 people (66%), from 1,027 to 1,708.