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

North Albury's population, as of November 2025, is estimated at around 6,448 people. This figure reflects an increase of 216 individuals since the 2021 Census, which reported a population of 6,232 people in North Albury statistical area (Lv2). The change was inferred from AreaSearch's estimation of the resident population at 6,305 following examination of ABS' latest ERP data release in June 2024 and validation of an additional 20 new addresses since the Census date. This results in a population density ratio of approximately 1,098 persons per square kilometer for North Albury (SA2), which aligns with averages observed across other locations assessed by AreaSearch. North Albury's growth rate of 3.5% since the census places it within 2.2 percentage points of the non-metro area's growth rate of 5.7%, indicating competitive demographic fundamentals. Overseas migration contributed approximately 58% of overall population gains in recent periods for North Albury.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for the years 2032 to 2041. By 2041, North Albury is forecasted to experience a significant population increase, gaining an additional 1,527 persons based on aggregated SA2-level projections. This reflects a total gain of approximately 21.4% over the 17-year period from 2024 to 2041.

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 has seen approximately 13 new homes approved annually based on AreaSearch analysis of ABS building approval numbers. Between FY-21 and FY-25, around 66 homes were approved, with an additional 12 approved in FY-26. On average, 1.8 people moved to the area per dwelling built over these years.

The average construction value was $432,000. In FY-26, $11.0 million in commercial approvals were registered. Compared to Rest of NSW, North Albury had significantly less development activity, at 71.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing dwellings. New building activity consisted of 88.0% detached houses and 12.0% medium and high-density housing.

North Albury's population growth is forecasted to add 1,383 residents by 2041, potentially outpacing current development rates, which could heighten buyer competition and support 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 likely to affect the region. Notable initiatives 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 most relevant.

Professional plan users can use the search below to filter and access additional projects.

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

North Albury has a balanced workforce with white and blue collar jobs, well-represented essential services sectors, an unemployment rate of 7.8%, and stable employment over the past year (AreaSearch data). As of September 2025, there are 3,251 employed residents, with an unemployment rate of 4.0%, higher than Rest of NSW's 3.8%.

Workforce participation is similar to Rest of NSW at 56.4%. Top employment industries include health care & social assistance, retail trade, and construction. Manufacturing has a strong representation at 1.6 times the regional level, while agriculture, forestry & fishing is lower at 0.7% versus the regional average of 5.3%. The area offers limited local employment opportunities, with Census data showing fewer working residents than population.

From September 2024 to September 2025, labour force increased by 0.7%, but employment declined by 0.3%, raising unemployment rate by 0.9 percentage points (AreaSearch analysis). In comparison, Rest of NSW had an employment decline of 0.5% and a labour force decline of 0.1%. State-level data to 25-Nov-25 shows NSW employment contracted by 0.03%, with unemployment at 3.9%, favourable compared to national rate of 4.3%. Jobs and Skills Australia forecasts national employment growth of 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 6.2% over five years and 13.2% over ten years, though this is a simplified extrapolation for illustrative purposes only.

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 is below the national average and Rest of NSW's figures, which are $52,390 (median) and $65,215 (average). 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 data indicates that North Albury's household, family, and personal incomes fall between the 10th and 23rd percentiles nationally. The income bracket of $800 - 1,499 captures 28.0% of North Albury's community (1,805 individuals), unlike metropolitan trends where 29.9% fall within the $1,500 - 2,999 range. 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 dwelling structure, as per the latest Census, comprised 81.8% houses and 18.2% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Non-Metro NSW had 83.2% houses and 16.8% other dwellings. Home ownership in North Albury was at 27.6%, with the remainder of dwellings either mortgaged (30.6%) or rented (41.8%). The median monthly mortgage repayment was $1,170, below Non-Metro NSW's average of $1,430. The median weekly rent figure was $240, compared to Non-Metro NSW's $265. Nationally, North Albury's mortgage repayments were significantly lower than the Australian average of $1,863, while 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 comprise the remaining 39.7%, with lone person households at 35.9% and group households making up 3.8%. The median household size is 2.2 people, which is 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 NSW's average of 32.2%. Bachelor degrees are the most common at 10.6%, followed by postgraduate qualifications at 3.2% and graduate diplomas at 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, comprising primary (11.0%), secondary (8.5%), and tertiary (3.2%) levels.

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

The analysis indicates 113 active public transport stops in North Albury, all of which are bus stops. These stops are served by 64 unique routes that collectively facilitate 1051 weekly passenger trips. The accessibility of the service is rated as excellent, with residents typically located only 138 meters from their nearest transport stop.

On average, there are 150 trips per day across all routes, equating to approximately nine weekly trips per individual stop.

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

Health data indicates significant health challenges in North Albury, with common conditions prevalent across both younger and older age groups.

Approximately 51% (~3,297 people) have private health cover, which is relatively low compared to other areas. Mental health issues affect 13.0% of residents, while asthma impacts 10.5%. Around 59.7% report no medical ailments, lower than the 64.2% in Rest of NSW. In North Albury, 18.5% (1,192 people) are aged 65 and over, compared to 20.1% in Rest of NSW. Health outcomes among seniors present some challenges, despite performing better than the general population in health metrics.

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 the data, had a cultural diversity below average. Its population composition was 85.0% citizens, 87.9% born in Australia, and 91.1% speaking English only at home. Christianity was the predominant religion, accounting for 48.0% of North Albury's population.

The category 'Other' showed an overrepresentation in North Albury with 2.5%, compared to 1.4% across Rest of NSW. In terms of ancestry, the top three groups were English at 29.2%, Australian at 28.8%, and Irish at 9.7%. Notably, German (5.8% vs 5.9%), Australian Aboriginal (4.4% vs 2.7%), and Hungarian (0.3% vs 0.2%) groups showed significant divergences in their representation compared to regional averages.

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

North Albury's median age is 38, which is lower than Rest of NSW's figure of 43 but matches the national norm of 38. The 25-34 age group makes up 15.4% of North Albury's population, higher than Rest of NSW, while the 65-74 cohort comprises 10.0%. According to the 2021 Census, the 25-34 age group has increased from 14.3% to 15.4%, and the 45-54 cohort has decreased from 12.2% to 10.8%. By 2041, demographic modeling indicates significant changes in North Albury's age profile. The 25-34 group is projected to grow by 40% (adding 400 people), reaching 1,393 from 992. Meanwhile, the 55-64 age range is expected to decrease by 1%.