Albury
An unusually high 13.7% vacancy rate is the clearest signal in Albury's current pattern, alongside a population of 4,955 across 5.68 sq km and density of 871.8 people per sq km. The median age is 45, which is 5 years above the national figure, while the average household size of 2.0 is 0.5 below national. Overseas-born residents account for 14.2%, or 7.4 percentage points below national. Compared with nearby Lavington and East Albury, Albury has a more central, compact housing mix, with 30.6% semi-detached dwellings and 5.9% apartments. Its established, aging profile is paired with 41.7% university education, 11.6 points above national.
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
126
Albury suits buyers seeking a central regional setting with a mix of detached, semi-detached and apartment living. Separate houses account for 62.6% of dwellings, while semi-detached homes represent 30.6% and apartments 5.9%, creating more choice than a purely detached market. The most common formats are 3-bedroom homes at 38.0% and 2-bedroom homes at 27.5%, with 4 or more bedrooms at 24.7%. A monthly mortgage benchmark of $1,733 equates to 25.0% of household income, while rent is $270 per week. Compared with nearby Lavington and East Albury, the semi-detached share supports a more compact inner-area housing search.
For Buyers
Albury suits buyers seeking a central regional setting with a mix of detached, semi-detached and apartment living. Separate houses account for 62.6% of dwellings, while semi-detached homes represent 30.6% and apartments 5.9%, creating more choice than a purely detached market. The most common formats are 3-bedroom homes at 38.0% and 2-bedroom homes at 27.5%, with 4 or more bedrooms at 24.7%. A monthly mortgage benchmark of $1,733 equates to 25.0% of household income, while rent is $270 per week. Compared with nearby Lavington and East Albury, the semi-detached share supports a more compact inner-area housing search.
For Investors
Albury's rental case is shaped by both tenant demand and unusually loose supply. Renters account for 39.5% of households, and weekly rent is $270, while rent-to-income is 16.9% and does not indicate broad rental stress. However, the 13.7% vacancy rate is high compared with a tightly supplied rental market, which can make leasing performance and rent growth less predictable. Development activity is also substantial, with 124 applications in the past 12 months, including housing, subdivision and alteration work. Internal migration is the primary growth driver, which may support demand, but investors should compare property-level vacancy, condition and tenant appeal rather than rely on the suburb average.
Development Activity
Total DAs
630
Last 12 Months
126
YoY ChangeiYear-over-year change in DA lodgements
+12.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Albury
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Albury has an older population structure than Australia overall: the median age is 45, or 5 years above national, and the suburb is on an aging trajectory. University-qualified residents account for 41.7%, which is 11.6 percentage points above national, while the overseas-born share is 14.2%, or 7.4 points below national. English ancestry is recorded for 2,125 people, followed by Irish at 855 and Scottish at 696. Average household size is 2.0, half a person below national, reflecting the 48.9% share of couples without children. Compared with nearby Lavington and East Albury, Albury's smaller household pattern supports demand for compact and low-maintenance dwellings. Residential stability is moderate, with 72.3% staying at the same address and 27.7% turning over.
Age Distribution
Bedrooms
Dwelling Structure
62.6%
Houses
30.6%
Townhouse
5.9%
Apartment
Tenure
Albury's tenure pattern is divided between long-term ownership and renting. Outright owners represent 36.7% of households, mortgage holders 22.3% and renters 39.5%, so the rental market is larger than the mortgaged-owner segment. Separate houses make up 62.6% of dwellings, compared with 30.6% semi-detached homes and 5.9% apartments. Three-bedroom homes are the largest category at 38.0%, followed by 2-bedroom dwellings at 27.5% and 4 or more bedrooms at 24.7%. The $270 weekly rent and 25.0% mortgage-to-income ratio suggest housing costs are manageable on average, although the 13.7% vacancy rate is higher than in a tightly occupied market. Compared with nearby Lavington and East Albury, Albury is more suited to buyers considering attached housing as well as detached homes.
Mortgage / mo
$1,733
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $270.
$510
Bond data Jun 2026 · houses $543 · units $380
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
34.5%
Couples with children
48.9%
Couples, no children
15.3%
Single parent
1,236
Total families
Economy & Employment
Healthcare is Albury's largest industry at 24.4%, employing 454 people, followed by Education at 13.8% and 258 people, Public Administration at 8.9% and 165, Construction at 8.8% and 164, and Professional and Technical services at 8.1% and 150. The occupational mix is led by 743 Professionals and 414 Managers, with 315 Clerical and Administrative workers and 282 Trades workers. Unemployment is 4.0% and participation is 62.1%, while household income is $1,601 per week at the 52.6th percentile. Socioeconomic measures sit around the middle to lower-middle range: IEO is decile 5, while IER, IRSD and IRSAD are each decile 4. Compared with a higher-income regional centre, this combination points to a service-based economy with solid employment but uneven resources.
Unemployment
4.0%
Labour Force
2,630
Unemployed
105
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.6%
Part-time
35.1%
Participation
62.1%
Employed
2,525
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
41.7%
Postgraduate
11.4%
Born Overseas
14.2%
Dwellings
2,171
Transport to Work
Daily travel is strongly car-led, with 67.7% driving as the main mode compared with only 0.4% using public transport. Walking or cycling accounts for 12.3%, and working from home is 15.2%, so the suburb suits residents who value local access or have flexible work arrangements but may be less convenient for transit-dependent households. Four local government schools provide a mix of 3 primary schools and 1 secondary school. Enrolment zones should be checked against the exact address because catchments can cross neighbourhood boundaries. IRSAD and IRSD are both decile 4, placing Albury below higher socioeconomic locations on relative advantage and resources. Compared with transit-oriented urban suburbs, the low public transport share makes car access a more important part of everyday livability.
Drive
67.7%
Public Transport
0.4%
Walk / Cycle
12.3%
Work from Home
15.2%
Population Forecast
+2.43%/yr
(+505 people/yr)
EstablishedAlbury's annual growth trend is 2.43%, with internal migration the primary driver, so expansion is being supported by people moving within Australia rather than a purely local employment cycle. Population change across the wider area is 39.3% over 10 years, compared with an affordability trend labelled Stable as the measure moved from 37.4% in 2011 to 35.8% in 2021. The trajectory is Aging: senior share has increased 3.7 points, while working share has fallen 0.8 points. Gentrification signals are mixed but active, with a score of 59 and stage Active, alongside another score of 31 labelled Early signs. Compared with a flat established suburb, the 2.43% trend and 124 development applications indicate stronger renewal, although growth is occurring alongside demographic aging.
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 can suit residents seeking a regional centre with 4 local government schools, a 2.0-person average household size and a 12.3% walking or cycling share. Its 67.7% car-driver rate and median age of 45 indicate a settled, car-oriented lifestyle, so it may be less suitable for households wanting frequent public transport.
What is the median house price in Albury?
A current median house price should be checked against recent sales for the exact dwelling type and street. Albury's housing mix includes 62.6% separate houses and 30.6% semi-detached dwellings, while weekly rent is $270 and the mortgage benchmark is $1,733 per month. These figures provide context, not a sale median.
What schools are in Albury?
Albury has 4 local government schools: 3 primary schools and 1 secondary school. The group includes Albury High School, Albury North Public School, Albury Public School and Albury West Public School. Families should confirm the enrolment zone for the exact address, as boundaries and placement rules can affect access.
Is Albury safe?
A definitive safety rating cannot be assigned without a current local crime rate. Albury has 4,955 residents, so suburb-wide impressions may mask street-level variation. Review recent NSW Police incident information for the exact address and compare nearby streets before deciding, particularly if evening travel or family needs are important.
Is Albury good for property investment?
Albury has potential, with 39.5% of households renting, weekly rent of $270 and internal migration identified as the primary growth driver. However, the 13.7% vacancy rate is high compared with a tightly supplied market, and 124 development applications may add competition. Assess the individual property's condition, tenant appeal and local vacancy before buying.
How is Albury's population changing?
Growth is occurring at an annual trend of 2.43%, driven primarily by internal migration. Population change across the wider area is 39.3% over 10 years, while the suburb follows an Aging trajectory. Senior share has risen 3.7 points and working share has fallen 0.8 points, so growth is occurring alongside an older age structure.
What development is occurring in Albury?
Albury recorded 124 development applications in the past 12 months. Examples include dwelling alterations, demolition, shop-top housing, subdivision and temporary market use. Compared with a low-activity pipeline, this indicates ongoing renewal, but application numbers do not confirm approvals, completion dates or the number of additional dwellings.
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 education open registers (school locations), 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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