East Albury

Population growth drivers in East Albury are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

As of November 2025, East Albury's population is estimated at around 6,884 based on ABS population updates and new addresses validated by AreaSearch. This reflects a growth of 660 people since the 2021 Census, which reported a population of 6,224. The increase was inferred from AreaSearch's estimate of the resident population at 6,516 following examination of the latest ERP data release by the ABS in June 2024 and an additional 108 validated new addresses since the Census date. This results in a density ratio of 558 persons per square kilometer for East Albury. The suburb's growth rate of 10.6% since the 2021 census exceeded both the non-metro area's 5.1% and the state average, indicating it as a growth leader in the region. Interstate migration contributed approximately 68.0% to overall population gains during recent periods, with natural growth and overseas migration also being positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area released in 2024 using 2022 as the base year. For areas not covered by this data, AreaSearch uses NSW State Government's SA2 level projections released in 2022 with a 2021 base year. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Based on aggregated SA2-level projections, East Albury is predicted to experience exceptional growth over the period from 2025 to 2041. The suburb is expected to expand by 4,207 persons by 2041, reflecting a gain of 63.1% in total population over these 17 years.

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

AreaSearch analysis indicates East Albury averaged approximately 36 new dwelling approvals annually over the past five financial years, totalling an estimated 183 homes. As of FY26, 11 approvals have been recorded. Between FY21 and FY25, an average of 6.6 people moved to the area for each dwelling built, indicating demand significantly exceeds new supply. New properties are constructed at an average expected cost of $487,000.

In FY26, $11.3 million in commercial approvals have been registered, suggesting balanced commercial development activity. Compared to Rest of NSW, East Albury shows 19.0% lower construction activity per person and ranks among the 60th percentile nationally. New building activity comprises predominantly detached houses (97.0%) with a smaller proportion of townhouses or apartments (3.0%), maintaining the area's traditional low-density character focused on family homes.

Developers are constructing more detached housing than the existing pattern implies (76.0% at Census), reflecting persistent strong demand for family homes despite densification trends. East Albury reflects a transitioning market with around 250 people per approval. Population forecasts indicate East Albury will gain approximately 4,346 residents by 2041. If current construction levels persist, housing supply may lag population growth, potentially intensifying buyer competition and underpinning price growth.

East Albury has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch identified 20 projects likely impacting the region. Notable initiatives include Albury Wodonga Regional Hospital Redevelopment, East Albury Industrial Precinct, Fredericks Park Master Plan, and East Albury Precinct Plan. The following 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 highly educated workforce with prominent representation in essential services sectors. Its unemployment rate is 2.3%, lower than the regional average of 3.7%.

Over the past year, employment growth was estimated at 3.9%. As of June 2025, 4,027 residents are employed, with an unemployment rate of 1.4% below Rest of NSW's rate and workforce participation at 64.2%, compared to Rest of NSW's 56.4%. Key employment sectors include health care & social assistance, education & training, and construction. The area specializes in health care & social assistance, with an employment share 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 locally may be limited, as indicated by Census data comparing working population to resident population. Between June 2024 and June 2025, employment increased by 3.9%, while labour force grew by 4.1%, resulting in a slight rise in unemployment (0.3 percentage points). By comparison, Rest of NSW experienced an employment decline of 0.1% over the same period. Jobs and Skills Australia's national employment forecasts from Sep-22 project total employment growth of 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 simplified extrapolation for illustrative purposes.

The area's income profile falls below national averages based on AreaSearch analysis

AreaSearch aggregated latest postcode level ATO data released for financial year 2022. East Albury's median taxpayer income was $50,927, with an average of $64,386. National averages were similar at $51,384 and $67,090 respectively. Comparing to Rest of NSW, East Albury's incomes were slightly higher at $49,459 (median) and $62,998 (average). Based on a 12.61% growth in Wage Price Index since financial year 2022, current estimates for median and average incomes in East Albury as of September 2025 would be approximately $57,349 and $72,505 respectively. According to the 2021 Census, personal income ranked at the 60th percentile ($858 weekly), while household income was at the 36th percentile. Income distribution showed that 30.5% of locals (2,099 people) fell into the $1,500 - 2,999 category, which was consistent with broader regional trends at 29.9%. After housing costs, 85.8% of income remained for other expenses. East Albury's SEIFA income ranking placed 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 level. Mortgaged dwellings accounted for 31.8%, while rented dwellings made up 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 figure 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, 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 benchmarks. As of 2021, 29.3% of its residents aged 15 years and above 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 prominent, with 35.0% of residents holding such qualifications – advanced diplomas comprise 11.5%, while certificates account for 23.5%.

Educational participation is high in the area, with 26.6% of residents currently enrolled in formal education as of 2021. This includes 8.2% in primary education, 7.3% in secondary education, and 3.8% pursuing tertiary education. However, educational facilities appear to be located outside East Albury's immediate boundaries, requiring families to access schools in neighboring areas.

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

East Albury has 102 active public transport stops offering a mix of train and bus services. These are covered by 19 different routes that collectively facilitate 536 weekly passenger trips. The area boasts excellent transport accessibility, with residents usually found within 150 meters of the nearest stop.

On average, there are 76 daily trips across all routes, translating to roughly five 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 East Albury's total population (~3,607 people), slightly higher than the average SA2 area. The most common medical conditions are mental health issues affecting 9.0% of residents and arthritis impacting 8.5%. Notably, 66.8% of residents report being completely clear of medical ailments, compared to 64.2% across Rest of NSW. As of the latest data (2016), East Albury has 20.7% of its population aged 65 and over (1,424 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, showed cultural diversity below average levels. The population born in Australia stood at 88.4%, with 91.3% being citizens and 92.8% speaking English only at home. Christianity was the predominant religion, comprising 52.1%.

Notably, the 'Other' category, at 1.2%, was slightly higher than the Rest of NSW average of 1.4%. In terms of ancestry, the top three groups were English (29.8%), Australian (26.6%), and Irish (11.6%). However, there were notable differences in representation for certain ethnicities: Scottish at 9.1% compared to 8.2% regionally, German at 5.0% versus 5.9%, and Lebanese at 0.4% against the regional average of 0.2%.

East Albury's median age exceeds the national pattern

The median age in East Albury is 40 years, which is slightly below Rest of NSW's average of 43 but above the Australian median of 38. The 25-34 age group makes up 14.3% of East Albury's population, higher than Rest of NSW's average, while the 65-74 cohort is under-represented at 9.9%. Between the 2021 Census and now, the 25-34 age group has increased from 13.2% to 14.3%, and the 35-44 cohort has grown from 13.3% to 14.4%. Conversely, the 55-64 cohort has decreased from 12.3% to 11.2%, and the 15-24 group has fallen from 11.4% to 10.3%. By 2041, population forecasts indicate significant demographic changes for East Albury, with the 35-44 age cohort projected to grow by 725 people (73%), from 991 to 1,717.