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

The population of North Albury is estimated at around 6,367 as of May 2026. This reflects an increase from the 2021 Census figure of 6,232 people, marking a growth of 135 individuals (2.2%). AreaSearch's estimation of the resident population in June 2025 was 6,293, with an additional 27 validated new addresses since the Census date contributing to this increase. This results in a population density ratio of approximately 1,084 persons per square kilometer. North Albury's growth rate since the census is competitive, being within 2.7 percentage points of the Rest of NSW (4.9%). Overseas migration drove around 57.99999999999999% of overall population gains in recent periods for the suburb.

AreaSearch uses ABS/Geoscience Australia projections released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections from 2022 with a base year of 2021 for areas not covered by ABS data. These projections forecast significant population growth across regional areas nationally, including North Albury which is expected to grow by 1,469 persons to 2041, reflecting an overall gain of 21.9% over the 16-year period.

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 14 new homes approved annually based on AreaSearch analysis of ABS building approval numbers. Between FY-21 and FY-25, around 70 dwellings were approved, with a further 21 approved in FY-26. On average, 0.4 people have moved to the area per dwelling built over these years, indicating that new supply is meeting or exceeding demand.

The average construction value of new properties is $432,000, which is moderately above regional levels, suggesting an emphasis on quality construction. This financial year, $11.0 million in commercial approvals have been registered, signifying balanced commercial development activity. Compared to the Rest of NSW, North Albury has significantly less development activity, with 69.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing dwellings. Nationally, development activity is also lower, reflecting market maturity and possible development constraints.

New building activity comprises 88.0% detached houses and 12.0% medium to high-density housing, sustaining North Albury's suburban identity with a concentration of family homes suited to buyers seeking space. With around 546 people per dwelling approval, the area shows a developed market. Population forecasts indicate North Albury will gain 1,395 residents by 2041. At current development rates, housing supply may struggle to match 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 identified 17 projects likely affecting the region. Notable ones are 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.

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

North Albury has a balanced workforce with both white and blue collar jobs, with essential services sectors well represented. The unemployment rate is 7.7%, according to AreaSearch's aggregation of statistical area data. As of December 2025, there are 3196 residents employed while the unemployment rate is 3.7% higher than Regional NSW's rate of 3.9%.

Workforce participation stands at 66.4%, compared to Regional NSW's 60.5%. Census responses indicate that only 7.5% of residents work from home, though Covid-19 lockdown impacts should be considered. The leading employment industries among residents are health care & social assistance, retail trade, and construction. Manufacturing is particularly strong, with an employment share 1.6 times the regional level.

Conversely, agriculture, forestry & fishing shows lower representation at 0.7% compared to the regional average of 5.3%. The predominantly residential area offers limited local employment opportunities, as indicated by the count of Census working population versus resident population. Between December 2024 and December 2025, the labour force decreased by 2.3%, while employment declined by 3.3%, leading to a rise in unemployment rate by 0.9 percentage points. By comparison, Regional NSW recorded an employment decline of 1.2% and a labour force decline of 0.8%, with unemployment rising by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment will expand by 6.6% over five years and 13.7% over ten years, but growth rates differ significantly between industry sectors. 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 simple weighting extrapolation for illustrative purposes and does not account for localised population projections.

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 ending June 30, 2023 shows median income in North Albury was $48,795 and average income was $61,148. This is lower than Regional NSW's figures of a median income of $52,390 and an average income of $65,215. Based on Wage Price Index growth of 10.32% from July 1, 2023 to March 2026, estimated median income in North Albury would be approximately $53,831 and average income would be around $67,458. Census 2021 data reveals that incomes in North Albury fall between the 10th and 23rd percentiles nationally for households, families, and individuals. Income brackets indicate that 28.0% of individuals earn between $800 and $1,499 annually, compared to metropolitan regions where 29.9% earn between $1,500 and $2,999. Housing affordability pressures are severe in North Albury, 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% consisting of semi-detached homes, apartments, and other types of dwellings. This is similar to Regional NSW's dwelling structure, which was 82.6% houses and 17.4% other dwellings. Home ownership in North Albury stood at 27.6%, with mortgaged properties making up 30.6% and rented dwellings accounting for 41.8%. The median monthly mortgage repayment in the area was $1,170, lower than Regional NSW's average of $1,733. The median weekly rent figure in North Albury was $240, compared to Regional NSW's $330. Nationally, North Albury's mortgage repayments were significantly lower than 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 account for 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 constitute 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 Regional 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%. This disparity presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the 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 - advanced diplomas account for 10.2% and certificates for 31.4%.

Educational participation is 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 serving buses along 64 routes. These routes facilitate 1,051 weekly passenger trips in total. Residents enjoy excellent transport accessibility, with an average distance of 138 meters to the nearest stop. Most residents commute outward from this primarily residential area. Cars remain the dominant mode of transport at 92%. The average vehicle ownership is 1.1 per dwelling, lower than the regional average.

According to the 2021 Census, only 7.5% of residents work from home, which may reflect COVID-19 conditions. Service frequency across all routes averages 150 trips per day, equating to approximately 9 weekly trips per individual stop. The map provided 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, as indicated by AreaSearch's assessment of mortality rates and chronic condition prevalence.

Both younger and older age cohorts exhibit notable prevalence of common health conditions. Private health cover is relatively low in North Albury, with approximately 51% of the total population (~3,256 people) having it. Mental health issues and asthma are the most prevalent medical conditions, affecting 13.0 and 10.5% of residents respectively. Conversely, 59.7% of residents claim to be completely clear of medical ailments, compared to 63.3% across Regional NSW. Working-age population in North Albury faces notable health challenges due to elevated chronic condition rates. The area has 19.5% of residents aged 65 and over (1,241 people), which is lower than the 23.4% in Regional NSW. Health outcomes among seniors present some challenges, with national rankings even higher than those of 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 was found to have a cultural diversity 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 people. The most notable overrepresentation is in Other religions, which makes up 2.5% of the population compared to 0.8% across Regional NSW.

In terms of ancestry, the top three represented groups are English (29.2%), Australian (28.8%), and Irish (9.7%). There are also notable divergences in the representation of certain ethnic groups: German is overrepresented at 5.8% compared to 3.1% regionally, Australian Aboriginal is slightly higher at 4.4% versus 4.6%, and Hungarian is marginally higher at 0.3% compared to 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 Regional NSW's figure of 43 but equivalent to the national norm of 38. The 25-34 age group constitutes 15.1% of North Albury's population, higher than Regional NSW's percentage. Conversely, the 65-74 cohort makes up 10.4%, lower than Regional NSW's figure. Post the 2021 Census, the 75 to 84 age group increased from 5.9% to 7.2%, and the 35 to 44 cohort rose from 11.3% to 12.5%. However, the 45 to 54 cohort decreased from 12.2% to 10.7%. By 2041, North Albury's age profile is projected to change significantly. The 25 to 34 group is expected to grow by 37%, adding 357 people and reaching a total of 1,319 from the current 961. Meanwhile, the 55 to 64 group will experience modest growth of 2%, with an increase of just 18 residents.