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 Feb 2026, North Albury's population is estimated at around 6,470, reflecting an increase of 238 people since the 2021 Census. This growth represents a 3.8% increase from the previous population count of 6,232. The change was inferred from AreaSearch's estimation of the resident population at 6,305 following examination of ABS data released in June 2024 and validation of an additional 22 new addresses since the Census date. This results in a population density ratio of approximately 1,102 persons per square kilometer, which aligns with averages seen across locations assessed by AreaSearch. North Albury's growth rate of 3.8% since the census is within 2.1 percentage points of the Rest of NSW's growth rate of 5.9%, indicating competitive growth fundamentals. Overseas migration contributed approximately 57.99999999999999% of overall population gains during recent periods in the suburb.

AreaSearch is using 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 years 2032 to 2041. According to demographic trends and aggregated SA2-level projections, North Albury is expected to experience significant population growth in the top quartile of regional areas across the nation. By 2041, the suburb's population is forecasted to increase by 1,510 persons, reflecting a total gain of 20.8% over the 17-year period.

Residential development activity is lower than average in North Albury according to AreaSearch's national comparison of local real estate markets

AreaSearch analysis of ABS building approval numbers in North Albury shows approximately 14 new homes approved annually. Between FY-21 and FY-25, around 70 homes were approved, with a further 14 approved so far in FY-26. This results in an average of 1.7 people moving to the area per dwelling built over these years.

The average construction value of new properties is $432,000, indicating quality construction. In FY-26, $11.0 million in commercial approvals have been registered. Compared to Rest of NSW, North Albury has significantly less development activity, at 69.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing dwellings. Nationally, building activity is also lower than the national average, suggesting market maturity and possible development constraints.

New building activity comprises 88.0% detached houses and 12.0% medium and high-density housing, sustaining North Albury's suburban identity with a concentration of family homes. With around 546 people per dwelling approval, North Albury indicates a developed market. Population forecasts estimate North Albury will gain 1,345 residents by 2041. At current development rates, housing supply may struggle to match population growth, potentially increasing 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 may affect the area. 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 likely to be 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. Essential services sectors are well represented. The unemployment rate was 7.6% based on AreaSearch's aggregation of statistical area data.

As of December 2025, there were 3186 residents employed while the unemployment rate was 3.7% higher than Regional NSW's rate of 3.9%. Workforce participation was at 65.4%, compared to Regional NSW's 61.3%. According to Census responses, only 7.5% of residents worked from home, though Covid-19 lockdown impacts should be considered. The leading employment industries among residents were health care & social assistance, retail trade, and construction.

Manufacturing showed strong specialization with an employment share 1.6 times the regional level. Conversely, agriculture, forestry & fishing had lower representation at 0.7% compared to the regional average of 5.3%. The predominantly residential area appeared to offer 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 2.5% while employment declined by 3.4%, resulting in an unemployment rate rise of 0.9 percentage points. By comparison, Regional NSW recorded an employment decline of 1.2%, labour force decline of 0.8%, and unemployment rose by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest that North Albury's employment should increase by 6.2% over five years and 13.2% over ten years, based on a simple weighting extrapolation of industry-specific projections against the local employment mix.

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 income in North Albury is below the national average. The median income is $48,795 and the average income stands at $61,148. This contrasts with 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 8.86% since financial year 2023, current estimates for North Albury would be approximately $53,118 (median) and $66,566 (average) as of September 2025. Census 2021 income data shows that household, family and personal incomes in North Albury all fall between the 10th and 23rd percentiles nationally. Income brackets indicate that 28.0% of the community earns between $800 - 1,499 (1,811 individuals), unlike metropolitan regions 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, consisted of 81.8% houses and 18.2% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Regional NSW's 82.6% houses and 17.4% other dwellings. Home ownership in North Albury stood at 27.6%, with mortgaged dwellings at 30.6% and rented dwellings at 41.8%. The median monthly mortgage repayment was $1,170, below Regional NSW's average of $1,733. The median weekly rent 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% of the total. The median household size is 2.2 people, 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 the NSW average of 32.2%. This presents both a challenge and an opportunity for targeted educational initiatives. 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 – advanced diplomas at 10.2% and certificates at 31.4%.

Educational participation is high, with 31.4% of residents currently enrolled in formal education. This includes 11.0% in primary, 8.5% in secondary, 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 operational public transport stops serving a variety of bus routes. These stops are covered by 64 different routes that facilitate approximately 1,051 weekly passenger trips combined. The accessibility of these services is deemed excellent with residents typically residing just 138 meters from the closest stop. Primarily residential in nature, most inhabitants commute outward, with cars being the primary mode of transport at a rate of 92%. On average, there are 1.1 vehicles per dwelling, which falls below the regional average. According to the 2021 Census, only 7.5% of residents work from home, potentially due to COVID-19 conditions.

The service frequency averages around 150 trips daily across all routes, translating to approximately nine weekly trips per individual stop. The accompanying map displays the hundred closest stops relative to the location's centerpoint.

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.

AreaSearch's assessment shows notable prevalence of common health conditions across both younger and older age cohorts. Approximately 51% (~3,308 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, compared to 63.3% across Regional NSW. The working-age population faces substantial health challenges with high chronic condition rates. As of 2021, 19.1% (1,235 people) are aged 65 and over, lower than the 23.4% in Regional NSW. Health outcomes among seniors present notable challenges, ranking higher than the general population nationally.

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 index below average. Its population composition was predominantly citizens, with 85.0%, born in Australia, at 87.9%, and speaking English only at home, at 91.1%. Christianity was the dominant religion, accounting for 48.0% of North Albury's population.

The category 'Other' showed an overrepresentation in North Albury compared to Regional NSW, with 2.5% versus 0.8%. In terms of ancestry, the top three groups were English at 29.2%, Australian at 28.8%, and Irish at 9.7%. Some ethnic groups had notable differences in representation: German was overrepresented at 5.8% (regional average 3.1%), Australian Aboriginal showed a slight divergence with 4.4% (regional average 4.6%), and Hungarian had a higher percentage at 0.3% compared to the regional average of 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 matches the national norm of 38. The 25-34 age group makes up 15.8% of North Albury's population, higher than Regional NSW's percentage, while the 65-74 cohort represents 10.3%, lower than Regional NSW. According to the 2021 Census, North Albury's 25-34 age group has increased from 14.3% to 15.8%, and the 35-44 cohort has risen from 11.3% to 12.6%. However, the 45-54 cohort has decreased from 12.2% to 10.5%. By 2041, demographic modeling predicts significant changes in North Albury's age profile. The 25-34 group is projected to grow by 35%, adding 361 people and reaching 1,384 from the current 1,022. Meanwhile, the 55-64 group is expected to grow by only 1%, adding just 7 residents.