Albury
A median house price of $840,000 in a regional centre is striking, and Albury reached it after prices jumped 18.5% from $779,500 in 2024 to $923,500 in 2025. The catalyst is migration: net internal migration adds about 501 residents a year against just 95 from overseas, the reverse of most metro suburbs where only 14.2% of people were born overseas, 7.4 points below national. University qualifications reach 41.7%, which is 11.6 points above the national figure, unusually high for a town of this size. The resident base is aging, with a median age of 45, five years above national, even as the surrounding area grows at 2.43% annually.
Population
4,955
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,601/wk
DAs (12 months)iDevelopment Applications lodged in the past year
127
Median House
$840K
2024-2025 (PSI derived)
The $840,000 median sits well below Sydney levels yet has moved fast, climbing 18.5% from $779,500 to $923,500 across 2024 and 2025. That pace matters because the stock favours buyers seeking land: 62.6% of dwellings are separate houses and only 5.9% are apartments, so most purchases are detached homes rather than units. Three-bedroom homes dominate at 38.0% and four-plus bedroom homes make up 24.7%, suiting families over downsizers. Affordability remains the draw against capital cities, with monthly mortgage repayments averaging $1,733 and a mortgage-to-income ratio of 25.0%, comfortably below the 30% stress threshold. Outright owners at 37.2% outnumber mortgage holders at 22.6%, a sign that much of the housing is held by established, debt-free owners.
For Buyers
The $840,000 median sits well below Sydney levels yet has moved fast, climbing 18.5% from $779,500 to $923,500 across 2024 and 2025. That pace matters because the stock favours buyers seeking land: 62.6% of dwellings are separate houses and only 5.9% are apartments, so most purchases are detached homes rather than units. Three-bedroom homes dominate at 38.0% and four-plus bedroom homes make up 24.7%, suiting families over downsizers. Affordability remains the draw against capital cities, with monthly mortgage repayments averaging $1,733 and a mortgage-to-income ratio of 25.0%, comfortably below the 30% stress threshold. Outright owners at 37.2% outnumber mortgage holders at 22.6%, a sign that much of the housing is held by established, debt-free owners.
For Investors
A 40.1% renter share gives landlords a deep tenant pool, the largest tenure group ahead of the 37.2% who own outright. Weekly rent of $270 against the $840,000 median implies a gross yield near 1.7%, modest, but the demand story is stronger than the yield. Net internal migration of about 501 residents a year is the primary growth driver, far outpacing the 95 from overseas, and the broader area is forecast to grow 2.43% annually. The main caution is a 13.7% vacancy rate, well above a balanced market, which can pressure rents despite rent growth of 33.3% over the decade. Development is active at 118 applications in 12 months, mostly dwelling houses and complying development certificates rather than large new supply.
Development Activity
Total DAs
601
Last 12 Months
127
YoY ChangeiYear-over-year change in DA lodgements
+5.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Albury iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
The Scots School Albury
K-12 · 714 students
St Patrick's Parish School
K-6 · 501 students
Albury Public School
K-6 · 637 students
Albury High School
7-12 · 910 students
Albury West Public School
K-6 · 165 students
Demographics
The median age of 45 runs 5.0 years above the national figure, and the trajectory is aging, with the senior share up 3.7 points and the working-age share down 0.8 points over the decade. Overseas-born residents sit at 14.2%, which is 7.4 points below national, so the population is more Australian-born than most metro suburbs. Ancestry leans Anglo-Celtic, led by English (2,125), Irish (855) and Scottish (696), with German (390) a notable fourth. The top non-English languages are Punjabi (30 speakers), Greek (19) and Mandarin (15), small numbers consistent with the low overseas share. University qualifications reach 41.7%, which is 11.6 points above national, and average household size is 2.0, half a person below national, reflecting the older, smaller-household profile.
Age Distribution
Bedrooms
Dwelling Structure
62.6%
Houses
30.6%
Townhouse
5.9%
Apartment
Tenure
Tenure splits three ways: 40.1% rent, 37.2% own outright and 22.6% carry a mortgage. Outright owners outnumbering mortgage holders points to long-held, debt-free ownership rather than a churn of recent buyers. The stock is 62.6% separate houses and 30.6% semi-detached, leaving apartments at just 5.9%, a detached-house market by design. Three-bedroom dwellings account for 38.0% and four-plus bedroom homes 24.7%, while smaller one-bedroom stock is only 9.7%. The median house price rose from $779,500 to $923,500 across 2024 and 2025, an 18.5% one-year move. Mortgage-to-income at 25.0% and rent-to-income at 16.9% both stay below the 30% stress threshold, which makes Albury more affordable to service than most NSW markets even after the price surge.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$270
HH Size
2.0
Personal Income / wk
$930
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.7%
Unoccupied
344
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
36.5%
Couples, no children
3,283
Total families
Economy & Employment
The workforce leans heavily on a regional services hub: Healthcare leads at 24.4% (454 workers), Education follows at 13.8% (258) and Public Administration at 8.9% (165), with Construction at 8.8% and Professional/Tech at 8.1%. This health and education weight reflects Albury's role as a major border-city service centre for the surrounding region. By occupation, Professionals (743) and Managers (414) are the largest groups, which aligns with the 41.7% university qualification rate, 11.6 points above national. Unemployment is low at 4.2% and the full-time employment rate is 62.9%. Participation reads 58.9%, held down by the aging profile that leaves 1,404 residents not in the labour force. SEIFA scores cluster around the middle, with IRSAD and IRSD both in decile 4 and IEO in decile 5, an education edge above the suburb's overall economic ranking.
Unemployment
2.2%
Labour Force
12,160
Unemployed
270
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.9%
Part-time
32.9%
Participation
58.9%
Employed
2,391
Occupations
Top Industries
University
41.7%
Postgraduate
11.4%
Born Overseas
14.2%
Dwellings
2,171
Transport to Work
Albury is car-dependent, with 79.9% driving to work and only 0.5% using public transport, well below metro levels, though 14.5% walk or cycle, helped by the compact 5.68 km2 footprint at 871.8 residents per km2. SEIFA places the suburb in decile 4 on IRSAD and IRSD, mid-range nationally rather than disadvantaged, and the IEO education index reaches decile 5. Volunteering runs high at 23.3%, above what you find in many metro suburbs, and 6.8% of residents (320 people) need daily assistance, consistent with the older median age of 45. Rent-to-income at 16.9% keeps tenants comfortable. No schools are recorded inside the suburb boundary in this dataset, so families rely on institutions in neighbouring parts of the Albury region.
Drive
79.9%
Public Transport
0.5%
Walk / Cycle
14.5%
Work from Home
N/A
Population Forecast
+2.43%/yr
(+505 people/yr)
EstablishedThe surrounding area is growing firmly, with annual population growth of 2.43%, roughly 505 people a year, and a 39.3% rise over the decade. The medium forecast lifts the regional population from 20,784 in 2026 to 23,308 by 2031, a steady trend continuation. Internal migration is the engine at about 501 residents a year, far higher than the 95 from overseas, the reverse of most metro markets. The gentrification reading is Active with a score of 59, signalled by population up 57% since 2011 and an accelerating churn from 16% to 36%. Despite the area's growth, the established suburb core skews older, with the senior share rising 3.7 points while the working-age share fell 0.8 points, so demand is split between incoming families and an aging resident base.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+95
Net Internal / yr
+501
Gentrification Signal
Active
Population +57% since 2011, Net internal migration +501/yr, Accelerating: 16% → 36%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Albury compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Albury a good suburb to live in?
Albury scores decile 4 on IRSAD and IRSD and decile 5 on the IEO education index, mid-range nationally. University qualifications reach 41.7%, which is 11.6 points above national, and mortgage-to-income at 25.0% stays below the stress threshold. The main trade-off is a 13.7% rental vacancy rate and heavy car reliance at 79.9%.
What is the median house price in Albury?
The median house price is $840,000. Prices rose 18.5% from $779,500 in 2024 to $923,500 in 2025. Weekly rent averages $270 and monthly mortgage repayments run about $1,733, giving a mortgage-to-income ratio of 25.0%, below the 30% stress threshold.
What schools are in Albury?
No schools are recorded inside the Albury suburb boundary in this dataset, so families rely on schools in neighbouring parts of the region. The local population is well educated, with university qualifications at 41.7%, which is 11.6 points above the national figure.
Is Albury safe?
Detailed crime statistics are not available for Albury in this dataset. As an indirect indicator, the suburb scores decile 4 on the IRSD index of relative disadvantage and 6.8% of its residents (320 people) need daily assistance, both consistent with a mid-range, non-disadvantaged regional area.
Is Albury good for property investment?
Rent of $270 a week against an $840,000 median gives a gross yield near 1.7%, modest. Net internal migration of about 501 residents a year and area growth of 2.43% support demand, but a 13.7% vacancy rate is a caution. Returns lean on capital growth, with prices up 18.5% in a year.
How is Albury's population changing?
The wider area grows 2.43% annually, about 505 people a year, and is up 39.3% over the decade, forecast to reach 23,308 by 2031. Growth is driven by net internal migration of about 501 a year versus 95 from overseas, though the resident base is aging with the senior share up 3.7 points.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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