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

As of Nov 2025, North Albury's population is estimated at around 6,378, reflecting a 146 person increase since the 2021 Census. This growth represents a 2.3% change from the previous population count of 6,232 people. AreaSearch validated this estimate using ERP data released by the ABS in June 2024 and additional new addresses discovered after the Census date. This results in a population density ratio of approximately 1,086 persons per square kilometer for North Albury. The suburb's growth rate since the census is 2.3%, which is within 2.8 percentage points of the non-metro area's growth rate of 5.1%. Overseas migration contributed roughly 57.99999999999999% to North Albury's population gains in recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections for areas not covered by this data, released in 2022 with a base year of 2021. These projections forecast significant population growth in regional areas across the nation, including North Albury, which is expected to grow by 1,540 persons by 2041, reflecting a total gain of 23.0% 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 around 12 new homes approved each year based on AreaSearch analysis of ABS building approval numbers from statistical area data. Between FY-21 and FY-25, approximately 64 homes were approved, with an additional 4 approved in FY-26 to date.

On average, 1.8 people moved to the area annually for each dwelling built over these years. This balance between supply and demand has maintained stable market conditions. The average construction value of new properties was $432,000, aligning with regional patterns. Compared to Rest of NSW, North Albury had significantly less development activity, 72.0% below the regional average per person as of AreaSearch data. This constrained new construction typically reinforces demand and pricing for existing dwellings.

Nationally, building activity in North Albury was also lower, indicating a mature market with potential development constraints. New building activity consisted of 93.0% detached houses and 7.0% medium to high-density housing, preserving the area's suburban identity with a concentration of family homes suitable for buyers seeking space. With around 628 people per dwelling approval, North Albury reflected a highly mature market as of AreaSearch data. According to the latest AreaSearch quarterly estimate, North Albury is forecasted to gain 1,466 residents by 2041. If current development rates continue, housing supply may struggle to match population growth, potentially increasing buyer competition and supporting price increases.

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

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified 17 projects likely affecting 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 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 performance in North Albury lags significantly behind most other regions nationally

North Albury has a diverse workforce with both white and blue collar jobs, with essential services well represented. The unemployment rate was 7.5% as of June 2021.

Employment grew by an estimated 4.4% in the past year, according to AreaSearch's aggregation of statistical area data. As of June 2025, 3,325 residents were employed while the unemployment rate was 3.8%, higher than Rest of NSW's rate of 3.7%. Workforce participation was similar to Rest of NSW's 56.4%. Leading industries included health care & social assistance, retail trade, and construction.

Manufacturing showed notable concentration with employment levels at 1.6 times the regional average. Conversely, agriculture, forestry & fishing had lower representation at 0.7% versus the regional average of 5.3%. Employment opportunities appeared limited locally based on Census data. Between June 2024 and June 2025, employment increased by 4.4% and labour force grew by 4.0%, reducing unemployment by 0.4 percentage points. In contrast, Rest of NSW saw employment decline by 0.1% with a rise in unemployment rate by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest potential future demand within North Albury. National employment is projected to grow by 6.6% over five years and 13.7% over ten years, but growth rates vary between industries. Applying these projections to North Albury's employment mix indicates local employment should increase by 6.2% over five years and 13.2% over ten years.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

AreaSearch's latest postcode level ATO data for financial year 2022 shows that North Albury has an income below the national average. The median income is $48,787 and the average income stands at $61,137. This contrasts with Rest of NSW's figures where the median income is $49,459 and the average income is $62,998. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates for North Albury would be approximately $54,939 (median) and $68,846 (average) as of September 2025. According to the 2021 Census figures, household, family and personal incomes in North Albury all fall between the 10th and 23rd percentiles nationally. Income brackets indicate that the largest segment comprises 28.0% earning $800 - $1,499 weekly (1,785 residents), unlike trends in the surrounding region where 29.9% fall within the $1,500 - $2,999 range. Housing affordability pressures are severe, with only 84.2% of income remaining after housing costs, 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

In North Albury, as per the latest Census evaluation, 81.8% of dwellings were houses, with the remaining 18.2% comprising semi-detached homes, apartments, and other types. This is similar to Non-Metro NSW's figures of 83.2% houses and 16.8% other dwellings. Home ownership in North Albury stood at 27.6%, with mortgaged properties at 30.6% and rented ones at 41.8%. The median monthly mortgage repayment was $1,170, significantly lower than Non-Metro NSW's average of $1,430. Meanwhile, the median weekly rent in North Albury was $240, compared to Non-Metro NSW's $265. Nationally, North Albury's mortgage repayments were notably lower at $1,170 versus Australia's 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, 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 (3.2%) and graduate diplomas (2.5%). Vocational credentials are prominent, with 41.6% of residents aged 15+ holding them, including advanced diplomas (10.2%) and certificates (31.4%). Educational participation is high at 31.4%, with 11.0% in primary, 8.5% in secondary, and 3.2% in tertiary education.

North Albury has a robust network of 9 schools educating approximately 2,498 students, with varied educational conditions (ICSEA: 932). The educational mix includes 4 primary, 3 secondary, and 2 K-12 schools. The area functions as an education hub with 39.2 school places per 100 residents, significantly above the regional average of 16.9, attracting students from surrounding communities. Note: where schools show 'n/a' for enrolments, please refer to parent campus.

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

North Albury has 111 active public transport stops, all of which are bus stops. These stops are served by 64 different routes that together facilitate 1,029 weekly passenger trips. The average distance from residents' homes to the nearest transport stop is 140 meters, indicating excellent accessibility.

On average, there are 147 trips per day across all routes, which translates to approximately 9 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

North Albury faces significant health challenges, with common conditions prevalent across both younger and older age groups.

Private health cover stands at approximately 51% of the total population (~3,261 people), slightly lower than the average SA2 area. Mental health issues affect 13.0% of residents, while asthma impacts 10.5%. Conversely, 59.7% report no medical ailments, compared to 64.2% in Rest of NSW. The area has 18.5% of residents aged 65 and over (1,179 people), lower than the 20.1% in Rest of NSW. Health outcomes among seniors present challenges but perform 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's cultural diversity was found to be below average, with 85.0% of its population being citizens, 87.9% born in Australia, and 91.1% speaking English only at home. Christianity is the main religion in North Albury, comprising 48.0% of the population. The most notable overrepresentation was seen in Other religions, which comprises 2.5% of the population compared to 1.4% across Rest of NSW.

In terms of ancestry, the top three represented groups in North Albury are English at 29.2%, Australian at 28.8%, and Irish at 9.7%. There are also notable differences in the representation of certain ethnic groups: German is overrepresented at 5.8% (vs regional 5.9%), Australian Aboriginal at 4.4% (vs regional 2.7%), and Hungarian at 0.3% (vs regional 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 matches the national norm of 38. The 25-34 age group makes up 15.4% of North Albury's population, higher than the Rest of NSW figure, while the 65-74 cohort constitutes 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 predicts North Albury's age profile will change significantly. The 25-34 group is expected to grow by 42%, adding 411 people and reaching a total of 1,394 from the current 982. Meanwhile, the 55-64 group is projected to grow by just 1%, with an increase of only 4 residents.