East Albury

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

East Albury's population is estimated at 7,022 as of May 2026, reflecting an increase of 798 people since the 2021 Census. The suburb had a population of 6,224 in the 2021 Census. This growth represents a 12.8% increase from the previous census figure. AreaSearch estimated East Albury's resident population at 6,569 following examination of the latest ERP data release by the ABS (June 2025), with an additional 112 validated new addresses since the Census date contributing to this number. The population density is approximately 569 persons per square kilometer, providing significant space per person and potential room for further development. East Albury's growth rate of 12.8% since the 2021 census exceeded that of the Rest of NSW (4.9%) and the SA4 region, marking it as a growth leader in the region.

Interstate migration contributed approximately 68.0% of overall population gains during recent periods, with all drivers including natural growth and overseas migration being positive factors. AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections, released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Exceptional growth is predicted over this period, placing East Albury in the top 10 percent of Australia's non-metropolitan areas. The suburb is expected to expand by 3,053 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 37.0% in total over the 16 years.

AreaSearch analysis of residential development drivers sees East Albury recording a relatively average level of approval activity when compared to local markets analysed countrywide

AreaSearch analysis of ABS building approval numbers allocated from statistical area data shows East Albury averaged approximately 35 new dwelling approvals annually over the past five financial years, totalling an estimated 177 homes. As of FY26, 25 approvals have been recorded. Between FY21 and FY25, an average of 1.6 people moved to the area per dwelling built. This suggests a balanced supply and demand dynamic fostering stable market conditions, with new properties constructed at an average expected cost of $487,000, indicating developers target the premium market segment.

In FY26, there have been $6.6 million in commercial approvals, reflecting the area's residential character. Compared to Rest of NSW, East Albury shows roughly 75% of construction activity per person and ranks among the 56th percentile nationally when measured against other assessed areas. New building activity comprises approximately 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 strong demand for family homes despite densification trends. East Albury reflects a transitioning market with around 277 people per approval. Population forecasts indicate East Albury will gain approximately 2,600 residents by 2041 (latest AreaSearch quarterly estimate). Should 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

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified 20 projects expected to impact the region. Notable 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 likely to be 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 essential services sectors. Its unemployment rate is 2.4%, according to AreaSearch's statistical area data aggregation. As of December 2025, 3718 residents are employed while the unemployment rate is 1.5% lower than Regional NSW's rate of 3.9%.

Workforce participation stands at 70.1%, exceeding Regional NSW's 60.5%. Census responses show that only 12.4% of residents work from home, potentially influenced by Covid-19 lockdowns. Key industries for employment among residents are health care & social assistance, education & training, and construction. East Albury specializes particularly in health care & social assistance, with an employment share 1.2 times the regional level.

Conversely, agriculture, forestry & fishing employs just 1.2% of local workers, below Regional NSW's 5.3%. The area may offer limited local employment opportunities, indicated by the Census working population count versus resident population. Over the 12 months to December 2025, labour force levels decreased by 3.6%, alongside a 4.1% employment decline, causing the unemployment rate to rise by 0.5 percentage points. This contrasts with Regional NSW where employment contracted by 1.2%, the labour force fell by 0.8%, and unemployment rose by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest potential future demand within East Albury. These projections estimate national employment growth of 6.6% over five years and 13.7% over ten years, with varying rates across industry sectors. Applying these projections to East Albury's employment mix indicates 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 consider localized population projections.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's aggregation of ATO data for financial year 2023 shows East Albury had a median taxpayer income of $50,927 and an average income of $64,386. These figures are below the national averages of $52,390 and $65,215 respectively in Regional NSW. Based on Wage Price Index growth of 10.32% since financial year 2023, estimated median and average incomes as of March 2026 would be approximately $56,183 and $71,031 respectively. Census data indicates personal income ranks at the 60th percentile ($858 weekly) and household income at the 36th percentile. Income distribution shows 30.5% of individuals earning between $1,500 - 2,999 (2,141 individuals), similar to regional trends of 29.9%. After housing expenses, 85.8% of income remains for other expenses. East Albury'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

Dwelling structure in East Albury, as evaluated at the latest Census held on 28 August 2016, comprised 75.9% houses and 24.1% other dwellings including semi-detached, apartments, and 'other' dwellings. This compares to Regional NSW's 82.6% houses and 17.4% other dwellings. Home ownership in East Albury was at 32.4%, with the remainder of dwellings either mortgaged (31.8%) or rented (35.8%). The median monthly mortgage repayment in the area was $1,560 as of the time of the Census, below the Regional NSW average of $1,733. The median weekly rent figure was recorded at $280, compared to Regional NSW's $330. Nationally, East Albury's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are 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 constitute 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 comprise the remaining 39.2%, with lone person households at 35.0% and group households making up 4.1%. The median household size is 2.2 people, which is smaller than the Regional 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 and above, 29.3% have university qualifications, compared to 18.4% in the SA4 region and 21.3% in the rest of NSW. Bachelor degrees are the most common at 20.1%, followed by postgraduate qualifications (5.9%) and graduate diplomas (3.3%). Vocational credentials are also prevalent, with 35.0% of residents holding such qualifications - advanced diplomas at 11.5% and certificates at 23.5%.

Educational participation is high, 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 individual routes, collectively providing 727 weekly passenger trips. Transport accessibility is rated excellent, with residents typically located 149 meters from the nearest stop. As a primarily residential area, most commuters travel outward. Car remains the dominant mode at 93%, with 5% walking. Vehicle ownership averages 1.2 per dwelling, below the regional average.

According to the 2021 Census, only 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 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 shows below-average health outcomes based on AreaSearch's assessment.

Mortality rates and chronic condition prevalence are higher than average for both younger and older age groups, with common health conditions slightly more prevalent. Private health cover is also slightly above average at approximately 52% of the total population (~3,680 people). Mental health issues affect 9.0% of residents, while arthritis impacts 8.5%. However, 66.8% of residents report no medical ailments, compared to 63.3% across Regional NSW. Health outcomes for working-age individuals are typical. The area has 21.4% of residents aged 65 and over (1,502 people), which is lower than the 23.4% in Regional NSW. National rankings align with general population figures.

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 below average, with 88.4% born in Australia, 91.3% being citizens, and 92.8% speaking English only at home. Christianity dominated as the main religion, at 52.1%. The 'Other' category was overrepresented at 1.2%, compared to Regional NSW's 0.8%.

Top ancestry groups were English (29.8%), Australian (26.6%), and Irish (11.6%). Notably, Scottish representation stood at 9.1% (vs regional 8.0%), German at 5.0% (vs 3.1%), and Lebanese at 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 below Regional NSW's average of 43 but above the Australian median of 38. The 25-34 age group makes up 13.4% of East Albury's population, notably higher than Regional NSW's average, while the 65-74 age group comprises 10.5%, lower than the regional average. Between the 2021 Census and the present day, the 5 to 14 age group has increased from 11.0% to 11.9% of the population, while the 55 to 64 age group has decreased from 12.3% to 11.3%. By 2041, projections indicate significant demographic changes for East Albury, with the 35-44 age cohort expected to grow by 430 people (44%), reaching a total of 1,414 individuals.