Albury
Investment Score
76
/100
AI Intelligence Summary
Albury is NSW's largest inland city, strategically positioned on the border with Victoria as part of the twin-city arrangement with Wodonga. This major regional hub serves the Murray River region with a population of 55,000, offering a compelling blend of city amenities and country lifestyle. The city has experienced strong property growth with median house prices at $650,000, driven by interstate migration from Melbourne and Sydney residents seeking affordability and lifestyle change. Albury's economy is diversified across healthcare, education (Charles Sturt University), agriculture, and manufacturing, providing stable employment opportunities. The city boasts excellent infrastructure including rail connections to Sydney and Melbourne, Albury Airport with regular services, and positioning on the Hume Highway. Strong community amenities include quality healthcare facilities, diverse educational options, cultural venues, and abundant recreational opportunities along the Murray River. The property market shows resilience with low vacancy rates at 1.8% and solid rental yields, making it attractive for both owner-occupiers and investors seeking regional exposure.
Strengths
- •Major regional transport hub with rail, road and air connectivity
- •Border location providing cross-state employment and lifestyle opportunities
- •Strong educational facilities including Charles Sturt University campus
- •Excellent healthcare infrastructure with Albury Wodonga Health
Opportunities
- •Continued interstate migration driving housing demand
- •Infrastructure development and urban renewal projects
- •Growing student population supporting rental market
- •Cross-border economic development initiatives
Considerations
- •Limited public transport options within the city
- •Distance from major capital cities may limit some opportunities
- •Smaller employment market compared to metropolitan areas
- •Potential for slower capital growth compared to major cities
Property Market
$585K
+8.5% 1yr
$385K
+6.8% 1yr
$475K
$475/wk
$380/wk
35
1.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +28.2% | +45.8% |
| Unit | +6.8% | +24.5% | +38.2% |
Rental Yields
House Yield
4.2%
Unit Yield
5.1%
Townhouse Yield
4.5%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Albury at median house price
Save $20,855
+8% surcharge
$475/wk
Negatively geared
Reduces taxable income
~$239/week
Based on 9.2% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$20,855
After-tax yield
2.56%
Weekly holding cost
$239/wk
10yr CGT (est.)
$155,335
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). Individual circumstances vary. This is general information only and not personal financial advice. Consult your CPA before making investment decisions. Local Knowledge Pty Ltd — Registered Tax Agent.
Demographics
55,000
41
$65K
per annum
68.0%
42.0%
35.0%
5.2%
28.0%
Dwelling Mix
Lifestyle & Community
85
25
2
550.0 km
Nearest Station: Albury Station
Regional city lifestyle with cultural venues, recreational facilities, university campus, quality dining, and extensive outdoor recreation opportunities including water sports and nature activities.
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Data sourced from multiple sources. Last updated 26 March 2026.