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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
The median house price in East Albury is $795k, with units at $381k. House values have moved 5.7% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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East Albury has an estimated 7,158 residents, up from 6,224 at the 2021 Census — a change of 934 people, or 15.0%. Growth has averaged 1.2% a year over five years, faster than 84% of areas nationally. 112 new addresses have been validated here since Census night. Interstate and internal migration accounts for 68.0% of that increase. That puts 581 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
As of Aug 2026, the suburb of East Albury has an estimated population of around 7,158, determined through AreaSearch's evaluation of ABS broader regional data alongside post-Census validated addresses. Compared to the 6,224 people recorded at the 2021 Census, this marks an expansion of 934 people (15.0%). This estimate draws on an ERP benchmark of 6,568 identified from the ABS June 2025 release, combined with 112 validated new addresses confirmed after the Census. Population density sits at 580 persons per square kilometer, indicating generous space per resident with capacity for additional building.
With a 15.0% increase post-2021 Census, the suburb of East Albury outpaced both the Rest of NSW (5.1%) and its broader SA4 region, positioning it at the forefront of local regional growth. Inward interstate migration served as the primary growth engine by generating approximately 68.0% of recent population gains, complemented by positive contributions from natural increase and overseas arrivals. Demographic projections generated by ABS/Geoscience Australia (issued in 2024 using 2022 as baseline) are incorporated by AreaSearch for each SA2 district, supplemented by NSW State Government SA2 forecasts (released in 2022 using 2021 as baseline) where coverage gaps exist. Age-specific growth distributions from these aggregated models are applied across 2032 to 2041. Future demographic modelling indicates that the suburb of East Albury will rank within the upper 10 percent of non-metropolitan districts across the country, expanding by 3,001 persons by 2041 under SA2 aggregations, which represents an overall gain of 33.7% across the 16 years.
Frequently Asked Questions - Population
121 new dwellings have been approved in East Albury over the past five years, an average of 24 a year. That places the area in the 66th percentile for residential development activity nationally, about 3 approvals per 1,000 residents a year. Approvals are currently running at an annualised 38, running ahead of that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Analysis of ABS building approvals by AreaSearch indicates that East Albury has averaged approximately 24 residential approvals annually, yielding a 5 financial years cumulative total of 121 homes. During FY-25 to date, 38 approvals have been logged. Over the 5 financial years between FY-21 and FY-25, new resident growth averaged 4 people per completed dwelling, demonstrating an imbalance where demand outstrips new residential supply—a scenario that typically fuels property price increases and heightened buyer interest. Newly approved residences reflect an average construction value of $461,000. Additionally, $6.6 million in commercial approvals was registered during the current financial year, pointing to modest commercial building activity.
Residential building volumes in East Albury fall substantially behind broader regional patterns, trailing the Rest of NSW per capita benchmark by 54.0%. Although construction has accelerated recently, constrained supply of new stock typically reinforces pricing and demand across existing dwellings. Activity levels also lag behind the national standard, reflecting an established urban landscape and possible planning constraints. Of recent residential approvals, 95.0% are standalone houses and 5.0% are attached dwellings, reinforcing low-density characteristics and appealing to buyers pursuing standalone space. This focus on detached homes exceeds the proportion recorded at the Census (76.0%), highlighting ongoing demand for traditional homes amid broader density trends. The area registers approximately 207 people per dwelling approval, showing scope for development. Projections indicate that East Albury will add 2,411 residents by 2041, based on the latest quarterly calculations from AreaSearch. If residential building activity continues at its current pace, additions to housing stock may fall short of demographic growth, which could intensify competition among purchasers and sustain upward momentum in property prices.
Frequently Asked Questions - Development
Development applications around East Albury
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 4 current infrastructure and development projects inside East Albury, worth an estimated $577 million. A further 71 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $5.58 billion. 18 are already under construction and 26 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and sports & recreation. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local economic and property outcomes are heavily shaped by strategic public infrastructure, planning frameworks, and major development initiatives. AreaSearch has pinpointed 20 major projects positioned to influence the local area. Prominent works include the Albury Wodonga Regional Hospital Redevelopment, the East Albury Industrial Precinct, the Fredericks Park Master Plan, and the East Albury Precinct Plan, with key initiatives outlined below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Albury Wodonga Regional Hospital Redevelopment
The 558 million AUD Albury Wodonga Regional Hospital Project is a major health infrastructure initiative jointly funded by the NSW, Victorian, and Commonwealth governments. The redevelopment consolidates complex care at the Albury Campus, featuring a new seven-storey Clinical Services Building and a two-storey Northeast Building. The project adds 110 overnight beds, a state-of-the-art Intensive Care Unit, new operating theatres including a hybrid theatre, and a 32-bed mental health unit. Construction on the Northeast Building began in late 2025 by Hansen Yuncken, with main works for the Clinical Services Building progressing through 2026.
Punthill Albury Apartment Hotel
Development of an 83-key apartment hotel situated at the Commercial Club Albury precinct on Dean Street. The project comprises studio, one, two, and three-bedroom serviced apartments, two conference rooms, a gym, and secure parking. Developed in partnership with Commercial Club Albury and operated under the Punthill brand by Veriu Group, construction commenced in late 2025.
Fredericks Park Master Plan
Master plan implementation for Fredericks Park improvements including enhanced sporting facilities, infrastructure upgrades and community amenities. Part of $14.7 million recreation investment program.
East Albury Precinct Plan
Comprehensive precinct plan to guide 20+ year growth and development along Borella Road and near Albury Hospital Campus. Will enable coordinated delivery of hospital expansion, road upgrades, and new social housing with improved housing density and retail opportunities.
QEII Square Redevelopment
Cultural Precinct masterplan redevelopment designed by TCL landscape architecture. Part of broader cultural precinct enhancement around Albury Entertainment Centre with improved public spaces and connectivity.
East Albury Industrial Precinct
Master planned industrial estate designed to maximise development potential and create high quality light industrial facilities with bulky goods retail component. Includes road connections to Riverina Highway and consideration of Albury Airport operations.
Seven Storey Mixed Use, Shop Top Housing Development
A seven-storey mixed-use building in central Albury, approved by the Southern Regional Planning Panel. It will feature commercial/retail space on the ground floor and 32 residential units (shop top housing) on the upper floors. The approval follows amendments to address concerns regarding acoustic amenity, contamination, and heritage conservation.
Main Sewer Pump Station Upgrade
Complex infrastructure project to upgrade pumping capacity at Main Sewer Pump Station while maintaining continuous service to growing city. Critical for supporting population growth and development in Albury.
3,574 residents of East Albury are employed, from a labour force of 3,677. Unemployment sits at 2.8%, with participation at 67.7%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.7% nationally over five years. That reflects industry composition only and makes no allowance for local population growth, so in an area growing as fast as this one it understates the likely rise in local jobs. The working-day population is estimated at 5,843, about 82% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Workforce data aggregated by AreaSearch reveals that East Albury possesses a highly qualified labour pool, prominent representation in essential service industries, and an unemployment rate of only 2.8%. In March 2026, employed residents numbered 3,574, while local unemployment sat 1.3% below the 4.1% recorded for Regional NSW. Labour force engagement reached 67.7%, notably exceeding the Regional NSW benchmark of 60.6%. At the Census, only 12.4% of workers operated from home, though prevailing Covid-19 restrictions should be considered. Local workers are predominantly employed across health care & social assistance, education & training, and construction.
Specialisation is particularly pronounced in health care & social assistance, where local employment concentration is 1.2 times the regional benchmark. Conversely, agriculture, forestry & fishing accounts for only 1.2% of jobs locally versus 5.3% across the wider region. Comparisons between local working numbers and the resident labour force from Census records suggest that nearby job opportunities remain comparatively limited. According to ABS and SALM figures compiled by AreaSearch across broader statistical boundaries, the 12 months leading to March 2026 saw local labour supply decrease by 6.2% while employment fell by 7.0%, lifting unemployment by 0.8 percentage points. Across Regional NSW over the same period, employment dipped by 0.9%, the labour pool diminished by 0.4%, and unemployment increased by 0.5 percentage points. Broader hiring expectations are outlined in Jobs and Skills Australia projections from Mar-26 across five and ten-year horizons, which have been aligned with local industry profiles. Nationwide projections anticipate job growth of 6.6% across five years and 13.7% across ten years, with performance varying widely by sector. Weighting these sectoral expectations against the local industry baseline suggests employment in East Albury could expand by 6.7% across five years and 14.1% across ten years, representing an unadjusted weighting model that excludes localized demographic adjustments.
Frequently Asked Questions - Employment
Median household income in East Albury is $1,508 a week (about $78,000 a year), with median personal income at $858 a week. ATO records put median taxable income at $50,927 a year against an average of $64,386. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO taxpayer records at the postcode tier for financial year 2023 indicate that East Albury recorded a median taxpayer earnings figure of $50,927 alongside an average of $64,386, trailing national averages and comparing to $52,390 (median) and $65,215 (average) across Regional NSW. Following a 10.32% rise in the Wage Price Index since financial year 2023, updated estimates as of March 2026 stand at approximately $56,183 for median income and $71,031 for average income. Data from the Census 2021 shows individual weekly income placed at the 60th percentile ($858 weekly), whereas household earnings aligned with the 36th percentile.
A total of 2,183 individuals (30.5% of residents) earn within the $1,500 - 2,999 band, matching the regional representation of 29.9%. Disposable income after housing costs stands at 85.8%, placing the suburb in the 6th decile on the SEIFA income index.
Frequently Asked Questions - Income
East Albury had 2,627 occupied dwellings at the 2021 Census, 76% detached houses and 1% apartments. 32% are owned with a mortgage, 36% rented and 32% owned outright. At that Census the median rent was $280 a week and the median mortgage repayment $1,560 a month. Rent absorbs 18.6% of household income here and mortgage repayments 23.9%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the latest Census, standalone houses constituted 75.9% of the housing stock in East Albury, with the remaining 24.1% comprising apartments, semi-detached properties, and other dwelling styles, compared to 82.6% houses and 17.4% other formats across Regional NSW. Full home ownership was lower than the regional rate, standing at 32.4%, while properties under a mortgage accounted for 31.8% and rental accommodations represented 35.8%. Typical mortgage payments were $1,560 monthly, below the Regional NSW benchmark of $1,733, while weekly rent averaged $280 compared to $330 regionally. Against national benchmarks, monthly mortgage obligations sit substantially beneath the Australian average of $1,863, and weekly rents track well under the nationwide figure of $375.
Frequently Asked Questions - Housing
East Albury counted 2,627 households at the 2021 Census, an estimated 3,021 today, averaging 2.2 people each. 24% are couples with children, against 26% couples without children. 35% of households are people living alone, and families average 1.7 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute the majority of living arrangements at 60.8%, consisting of couples with children (23.8%), couples without children (26.4%), and single parent households (9.6%). Non-family living situations account for the remaining 39.2%, dominated by lone person residences (35.0%) alongside group living arrangements (4.1%). The median household occupancy of 2.2 people tracks below the Regional NSW benchmark of 2.4.
Frequently Asked Questions - Households
29.3% of adults in East Albury hold a university qualification, including 20.1% with a bachelor degree and 5.9% with postgraduate qualifications, higher than 98% of areas nationally. A further 23.5% hold a vocational qualification. Qualifications come from the 2021 Census.
Detail
Tertiary attainment among residents aged 15+ in East Albury is 29.3%, outperforming the SA4 region (18.4%) and the Rest of NSW (21.3%). This elevated educational standing supports participation in professional and knowledge-intensive industries. Qualifications are led by bachelor degrees at 20.1%, followed by postgraduate degrees at 5.9% and graduate diplomas at 3.3%. Vocational training is also widespread, with 35.0% of residents aged 15+ possessing technical credentials, divided between certificates (23.5%) and advanced diplomas (11.5%). A substantial 26.6% of the population is actively undertaking formal education. Enrolments are distributed across primary schooling (8.2%), secondary education (7.3%), and tertiary studies (3.8%).
Frequently Asked Questions - Education
Schools Detail
Public transport in East Albury reaches 117 stops on 23 routes, timetabled for about 740 services a week. The typical home sits about 150 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.2 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transit networks in East Albury include 117 active passenger stops across bus and train services. Across these stops, 23 transit routes operate to deliver 743 passenger trips each week. Transit proximity is high, with typical distances to the nearest boarding point averaging 149 meters. Due to the area's residential focus, outward travel is standard, with private motor vehicles accounting for 93% of journeys and pedestrian trips representing 5%. Vehicle availability averages 1.2 per household, beneath the regional figure. Working from home was recorded at 12.4% during the 2021 Census, a figure potentially influenced by temporary pandemic restrictions.
Public transport runs at an overall frequency of 106 trips per day across the network, translating to roughly 6 weekly services for each individual stop. The accompanying mapping depicts the 100 nearest stops surrounding the central location point.
Frequently Asked Questions - Transport
Transport Stops Detail
66.8% of residents in East Albury report no long-term health condition. 5.6% need daily assistance with core activities, and 52.4% hold private health cover. The standardised death rate runs at 5.9 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators compiled by AreaSearch for East Albury point to below-average outcomes regarding chronic illness rates and mortality, with widespread medical issues slightly more prevalent across younger and older demographics. Private hospital coverage is held by approximately 52% of residents (~3,751 people), marginally above the standard SA2 level. The most widely reported health conditions are mental health disorders and arthritis, recorded among 9.0 and 8.5% of the community respectively. Meanwhile, 66.8% of the local population reported no long-term medical conditions, outperforming the Regional NSW figure of 63.3%. Health metrics for the working-age demographic align closely with typical levels.
Residents aged 65 and over make up 21.6% of the population (1,546 people), compared to 23.3% across Regional NSW, with overall health standings tracking close to broader national patterns.
Frequently Asked Questions - Health
East Albury is largely Australian-born, at 88.4% of residents, with 7.2% speaking a language other than English at home. The largest reported ancestries are English (29.8%) and Australian (26.6%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity metrics show that 88.4% of local residents were born in Australia, 91.3% hold Australian citizenship, and 92.8% speak solely English in the home. Christianity represents the most common religious affiliation at 52.1% of the population. The most prominent statistical variance occurs in the Other category, which comprises 1.2% locally compared to 0.8% across Regional NSW. In terms of parental heritage, the most prevalent ancestries identified in East Albury are English (29.8%), Australian (26.6%), and Irish (11.6%). Noticeable deviations from broader regional patterns include an overrepresentation of Scottish ancestry at 9.1% (versus 8.0% regionally), German heritage at 5.0% (versus 3.1%), and Lebanese background at 0.4% (versus 0.2%).
Frequently Asked Questions - Diversity
The median resident of East Albury is 40. 23.6% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The age demographic in East Albury leans younger than regional averages. Based on August 2026 updates, adults aged 25 - 44 account for 27.0% of the local population, compared to 23.5% across Regional NSW. AreaSearch places the median age at 40 as at August 2026, identical to the 2021 Census and 3 years younger than the Regional NSW median of 43 from that Census. The proportion of residents aged 65+ has increased from 20.2% at the Census to an estimated 21.6%. Through to 2041, the senior and retiree age group is projected to see the largest absolute increase, expanding by 858 residents (55%) to reach 2,404.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for East Albury
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 last month headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jun 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 last month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | May 2026 4 months ago all 4 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 6 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 112 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (6,224 at the 2021 Census → 7,158 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL11347). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.