North Albury

An assessment of population growth drivers in North Albury reveals an overall ranking slightly below national averages considering recent, and medium term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the suburb of North Albury's population is estimated at around 6,470 as of Feb 2026. This reflects an increase of 238 people (3.8%) since the 2021 Census, which reported a population of 6,232 people. The change is inferred from the resident population of 6,305 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 22 validated new addresses since the Census date. This level of population equates to a density ratio of 1,102 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. North Albury's 3.8% growth since census positions it within 2.1 percentage points of the Rest of NSW (5.9%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration that contributed approximately 57.99999999999999% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. Moving forward with demographic trends, a significant population increase in the top quartile of regional areas across the nation is forecast, with the suburb expected to grow by 1,517 persons to 2041 based on aggregated SA2-level projections, reflecting recording a gain of 21.0% in total over the 17 years.

AreaSearch assessment of residential development drivers sees a low level of activity in North Albury, placing the area among the bottom 25% of areas assessed nationally

North Albury saw approximately 13 new homes approved annually based on AreaSearch's analysis of ABS building approval data. Between FY21 and FY25, around 66 homes were approved, with an additional 12 approved in FY26 to date. Each year, about 1.8 people moved into the area for each dwelling built over these five financial years.

This suggests balanced supply and demand, maintaining stable market conditions. The average construction value of new properties was $432,000, higher than regional levels, indicating quality construction emphasis. In FY26, commercial approvals totalled $11.0 million, reflecting balanced commercial development activity. Compared to the Rest of NSW, North Albury had 71.0% less development activity per person, which typically reinforces demand and pricing for existing dwellings. This lower activity also fell short of national levels, implying market maturity and possible development constraints.

Detached houses accounted for 88.0% of new building activity, with medium and high-density housing making up the remaining 12.0%, preserving North Albury's suburban identity. With around 628 people per dwelling approval, the area exhibits a highly mature market. Population forecasts estimate North Albury will gain 1,358 residents by 2041. At current development rates, housing supply may struggle to keep pace with population growth, potentially intensifying buyer competition and supporting price increases.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 17 projects that could affect the region. Notable ones include Albury Wodonga Regional Hospital Redevelopment, East Albury Industrial Precinct, Glenroy Aboriginal Affordable Housing Project, and Hume Retirement Resort - Unit 193 (Lot 712) Dwelling & Garage. The following list details those likely to be 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.

Employment conditions in North Albury face significant challenges, ranking among the bottom 10% of areas assessed nationally

North Albury has a diverse workforce with both white and blue collar jobs, notable representation in essential services sectors, and an unemployment rate of 7.8%. Over the past year, employment has remained relatively stable. As of September 2025, there are 3,237 employed residents, with an unemployment rate of 11.7% compared to Rest of NSW's 3.8%, indicating room for improvement.

Workforce participation is high at 67.7%. Census data shows that only 7.5% of residents work from home. The leading employment industries are health care & social assistance, retail trade, and construction. Manufacturing stands out with an employment share 1.6 times the regional level, while agriculture, forestry & fishing is lower at 0.7%.

The area offers limited local employment opportunities. Between September 2024 and September 2025, the labour force increased by 0.7% but employment declined by 0.3%, resulting in a rise in unemployment rate by 0.9 percentage points. In comparison, Rest of NSW saw an employment decline of 0.5%. According to Jobs and Skills Australia's national employment forecasts from May-25, national employment is projected to grow by 6.6% over five years and 13.7% over ten years. Applying these projections to North Albury's employment mix suggests local employment should increase by approximately 6.2% over five years and 13.2% over ten years.

The area's income levels rank in the lower 15% nationally based on AreaSearch comparative data

AreaSearch's latest postcode level ATO data for financial year 2023 shows that in North Albury, median income is $48,795 and average income is $61,148. This contrasts with Rest of NSW where median income is $52,390 and average income is $65,215. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated incomes as of September 2025 would be approximately $53,118 (median) and $66,566 (average). Census 2021 income data shows that in North Albury, household, family, and personal incomes fall between the 10th and 23rd percentiles nationally. Income brackets indicate that 28.0% of individuals earn between $800 - $1,499. In contrast, metropolitan regions have 29.9% of individuals earning between $1,500 - $2,999. Housing affordability pressures are severe in North Albury, with only 84.2% of income remaining, ranking at the 12th percentile nationally.

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

North Albury's dwellings, as per the latest Census, consisted of 81.8% houses and 18.2% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Non-Metro NSW's 82.6% houses and 17.4% other dwellings. Home ownership in North Albury stood at 27.6%, with mortgages at 30.6% and rentals at 41.8%. The median monthly mortgage repayment was $1,170, lower than Non-Metro NSW's average of $1,733. Median weekly rent in North Albury was $240, compared to Non-Metro NSW's $330. Nationally, North Albury's mortgage repayments were significantly lower at $1,170 versus the Australian average of $1,863, and rents were substantially below the national figure of $375.

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

Family households constitute 60.3% of all households, including 19.6% couples with children, 23.2% couples without children, and 16.0% single parent families. Non-family households account for the remaining 39.7%, with lone person households at 35.9% and group households comprising 3.8%. The median household size is 2.2 people, smaller than the Rest of NSW average of 2.4.

Educational outcomes in North Albury fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area's university qualification rate is 16.3%, significantly lower than the NSW average of 32.2%. Bachelor degrees are most common at 10.6%, followed by postgraduate qualifications (3.2%) and graduate diplomas (2.5%). Vocational credentials are prevalent, with 41.6% of residents aged 15+ holding them, including advanced diplomas (10.2%) and certificates (31.4%). Educational participation is high, with 31.4% of residents currently enrolled in formal education, including primary (11.0%), secondary (8.5%), and tertiary education (3.2%).

Educational participation is notably high, with 31.4% of residents currently enrolled in formal education. This includes 11.0% in primary education, 8.5% in secondary education, and 3.2% pursuing tertiary education.

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

North Albury has 112 active public transport stops, all of which are bus stops. These stops are served by 64 different routes that together facilitate 1,051 weekly passenger trips. The area's transport accessibility is rated as excellent, with residents typically residing just 138 meters from the nearest transport stop. Most residents in this primarily residential area commute outward, with cars being the dominant mode of transportation at 92%. On average, there are 1.1 vehicles per dwelling, which is below the regional average. According to the 2021 Census, only 7.5% of residents work from home, a figure that may be influenced by COVID-19 conditions.

The service frequency across all routes averages 150 trips per day, equating to approximately 9 weekly trips per individual stop. The accompanying map displays the 100 nearest stops to the location's centrepoint.

Health performance in North Albury is well below average with prevalence of common health conditions notable across both younger and older age cohorts

North Albury faces significant health challenges, according to AreaSearch's assessment of mortality rates and chronic condition prevalence.

Both younger and older age cohorts show high prevalence of common health conditions. Only approximately 51% (~3,308 people) have private health cover, which is relatively low. Mental health issues affect 13.0% of residents, while asthma impacts 10.5%. Conversely, 59.7% declare themselves completely clear of medical ailments, compared to 63.3% across Rest of NSW. Working-age population faces notable health challenges with elevated chronic condition rates. The area has 18.8% of residents aged 65 and over (1,216 people), lower than the 23.4% in Rest of NSW. Health outcomes among seniors present some challenges, with national rankings even higher than the general population.

North Albury ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

North Albury, as per data collected, showed lower cultural diversity compared to averages. The population breakdown was: 85.0% citizens, 87.9% born in Australia, and 91.1% speaking English only at home. Christianity dominated religious affiliations with 48.0%.

Notably, the 'Other' religion category was overrepresented at 2.5%, compared to 0.8% regionally. Top three ancestry groups were: English (29.2%), Australian (28.8%), and Irish (9.7%). Some ethnic groups showed significant differences: German (5.8% vs regional 3.1%), Australian Aboriginal (4.4% vs 4.6%), and Hungarian (0.3% vs 0.2%).

North Albury's population aligns closely with national norms in age terms

North Albury's median age is 38, which is lower than the Rest of NSW figure of 43 but equivalent to the national norm of 38. The 25-34 age group constitutes 15.7% of North Albury's population, higher than the Rest of NSW figure, while the 65-74 cohort makes up 10.1%. According to the 2021 Census, the 25-34 age group has increased from 14.3% to 15.7%, and the 45-54 cohort has decreased from 12.2% to 10.3%. By 2041, demographic modeling suggests North Albury's age profile will change significantly. The 25-34 group is projected to grow by 37% (adding 371 people), reaching 1,387 from 1,015. The 55-64 group is expected to grow by 1%, adding only 11 residents.