North Albury
A $490,000 median house price sits alongside a household income in just the 22.3rd percentile nationally, and that pairing defines the suburb: affordability built on modest earnings rather than discounted quality. Detached houses make up 81.8% of the 5.87 km2 dwelling stock, well above what most established areas carry, and 53.4% of homes have three bedrooms, pointing to a family-oriented layout. The median age of 38 runs 2.0 years below the national figure, while university qualifications at 18.7% sit 11.4 points under national, consistent with a workforce weighted toward Healthcare, Education and Construction rather than knowledge sectors.
Population
6,232
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,159/wk
DAs (12 months)iDevelopment Applications lodged in the past year
49
Median House
$490K
2024-2025 (PSI derived)
At a $490,000 median, North Albury is reachable for buyers priced out of metropolitan NSW, and the data shows why entry is comfortable here. Monthly mortgage repayments average $1,170, producing a mortgage-to-income ratio of 23.3%, comfortably below the 30% stress threshold despite household incomes landing in the 22.3rd percentile. The stock favours families: 81.8% are separate houses, 53.4% carry three bedrooms and 18.8% have four or more, so larger homes are the norm rather than the exception. Prices moved from $460,000 in 2024 to $516,000 in 2025, a 12.2% one-year rise, faster than most regional markets, which means buyers face a narrowing window before the affordability gap closes further.
For Buyers
At a $490,000 median, North Albury is reachable for buyers priced out of metropolitan NSW, and the data shows why entry is comfortable here. Monthly mortgage repayments average $1,170, producing a mortgage-to-income ratio of 23.3%, comfortably below the 30% stress threshold despite household incomes landing in the 22.3rd percentile. The stock favours families: 81.8% are separate houses, 53.4% carry three bedrooms and 18.8% have four or more, so larger homes are the norm rather than the exception. Prices moved from $460,000 in 2024 to $516,000 in 2025, a 12.2% one-year rise, faster than most regional markets, which means buyers face a narrowing window before the affordability gap closes further.
For Investors
Renters make up 42.1% of households, a higher share than the owner-occupier base, giving landlords a deep and consistent tenant pool. Weekly rent of $240 against the $490,000 median implies a gross yield near 2.5%, stronger than premium metropolitan suburbs where yields sit closer to 1.3%. The 8.0% vacancy rate is elevated and signals that supply is not tight, so rent escalation will be gradual rather than sharp. Development is moderate at 47 applications over 12 months, including dual-occupancy work that adds rental stock rather than scarce detached houses. With prices up 12.2% year on year, the investment case leans on capital growth combined with a usable yield, a balance harder to find in higher-priced markets.
Development Activity
Total DAs
276
Last 12 Months
49
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 North Albury iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Anne's Primary School
K-6 · 350 students
Xavier Catholic College
7-12 · 932 students
James Fallon High School
7-12 · 671 students
Glenroy Public School
K-6 · 220 students
Demographics
The median age of 38 is 2.0 years below national, and the family profile is clear: 1,470 couples with children outnumber the 1,189 couples without, across 4,283 families. Only 12.1% of residents were born overseas, 9.5 points below the national figure, so the population is more Australian-born than typical, with ancestry led by English (2,348), Irish (778) and Scottish (604). University qualifications reach 18.7%, which is 11.4 points under national, reflecting a workforce built on trades and service roles rather than degrees. Average household size is 2.2, sitting 0.3 below national. The largest non-English languages, Punjabi (74 speakers) and Nepali (34), point to a small but growing South Asian presence within an otherwise Anglo-leaning community.
Age Distribution
Bedrooms
Dwelling Structure
81.8%
Houses
17.5%
Townhouse
N/A
Apartment
Tenure
Tenure tilts toward renters and recent buyers rather than outright owners: 42.1% rent, 30.6% carry a mortgage and only 27.3% own outright, so the suburb has more housing churn than wealthier areas where outright ownership dominates. The stock is overwhelmingly detached at 81.8%, with semi-detached homes at 17.5% and three-bedroom dwellings the most common at 53.4%. The median house price rose from $460,000 in 2024 to $516,000 in 2025, a 12.2% move. Affordability stays manageable because earnings, though in the 22.3rd income percentile, still support a mortgage-to-income ratio of 23.3% and a rent-to-income ratio of 20.7%, both under the 30% stress line, a divergence from high-price markets where steep medians push ratios past that threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,170
Rent / wk
$240
HH Size
2.2
Personal Income / wk
$673
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.0%
Unoccupied
220
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
27.8%
Couples, no children
4,283
Total families
Economy & Employment
The local workforce concentrates in service and trade sectors rather than knowledge industries: Healthcare leads at 22.4% (371 workers), followed by Education at 12.7% (211), Construction at 11.0% (182), Manufacturing at 8.3% (137) and Public Admin at 7.6% (126). By occupation, Community and Personal Service workers (426) and Professionals (395) top the list, with Labourers (348) close behind, a mix that explains why university qualifications run 11.4 points below national. Unemployment sits at 7.4%, above the typical metropolitan rate, and participation is low at 52.0% with 1,763 residents not in the labour force, partly because the family-heavy profile keeps one parent at home. Full-time employment reaches 60.9%, leaving a meaningful part-time and casual segment.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.9%
Part-time
31.7%
Participation
52.0%
Employed
2,447
Occupations
Top Industries
University
18.7%
Postgraduate
4.3%
Born Overseas
12.1%
Dwellings
2,517
Transport to Work
Daily life runs on cars: 86.4% of residents drive to work while only 0.8% use public transport and 5.3% walk or cycle, a far heavier car reliance than the national pattern because the suburb sits within regional Albury rather than a transit corridor. Housing costs stay affordable, with rent-to-income at 20.7% and mortgage-to-income at 23.3%, both well below the 30% stress threshold, which leaves households more disposable income than buyers in higher-priced markets. Volunteering runs at 13.1% and 8.5% of residents (476 people) need daily assistance, slightly above what the median age of 38 would suggest. No schools are recorded inside the 5.87 km2 boundary in this dataset, so families rely on institutions in surrounding Albury suburbs, a practical trade-off offset by the low cost of living.
Drive
86.4%
Public Transport
0.8%
Walk / Cycle
5.3%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How North Albury compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Albury a good suburb to live in?
North Albury suits affordability-focused families: the median house price is $490,000 and mortgage-to-income sits at 23.3%, below the 30% stress line, with 81.8% of homes being separate houses. The main trade-offs are a household income in the 22.3rd percentile nationally and heavy car reliance, with 86.4% driving to work.
What is the median house price in North Albury?
The median house price is $490,000, well below metropolitan NSW levels. Prices rose 12.2% from $460,000 in 2024 to $516,000 in 2025. Weekly rent averages $240 and monthly mortgage repayments run about $1,170, keeping the mortgage-to-income ratio at 23.3%.
What schools are in North Albury?
No schools are recorded inside the 5.87 km2 North Albury boundary in this dataset, so families rely on schools in surrounding Albury suburbs. The area skews family-oriented, with 1,470 couples with children and 53.4% of homes carrying three bedrooms.
Is North Albury safe?
Detailed crime statistics are not available for North Albury in this dataset. As context, 74.8% of residents have stayed put with turnover at just 25.2%, and 8.5% of the 6,232 residents need daily assistance, figures consistent with a settled, family-oriented community.
Is North Albury good for property investment?
Rent of $240 a week against a $490,000 median gives a gross yield near 2.5%, higher than premium metropolitan suburbs. Renters make up 42.1% of households, a deep tenant pool, though the 8.0% vacancy rate is elevated. Prices rose 12.2% year on year, so returns blend yield with capital growth.
How is North Albury's population changing?
The population stands at 6,232 with a median age of 38, which is 2.0 years below national. Stability is high, with 74.8% of residents having stayed and turnover at 25.2%. Growth pressure shows more in prices, up 12.2% in a year, than in rapid demographic turnover.
How much development is happening in North Albury?
There were 47 development applications lodged in the past 12 months, moderate for a 5.87 km2 suburb. The mix includes dual-occupancy approvals and complying development certificates, which gradually densify a housing stock that is currently 81.8% separate houses.
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.
Explore North Albury on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map