Albury Commercial Report 1st Half 2026
Located approximately 550km south-west of Sydney, the City of Albury is a local government area (LGA) in the Riverina region. It is a vibrant region that includes towns like Albury, Lavington, Thurgoona, and Hamilton Valley. The city of Albury features a diverse economy including agriculture, manufacturing, and retail industries.
Commercial Sales
In 2025, which for this report captures sales data between 1st January – 31st December, the median sales price for commercial property was $4,012 per sqm, a slight -4.2% softening in the past 12 months. That said, the median price has more than tripled since 2021 and remained above the $4,000 per sqm benchmark since 2024, indicating strong capital growth for owners.
Industrial Sales
The industrial median sales price was $1,523 per sqm in 2025, a significant decline compared to 2024 peak pricing. That said, prices remain 48.7% above 2021 levels and on par to the 5yrs average of $1,643 per sqm, reflecting long-term growth.
Industrial transaction activity has moderated, with 11 sales recorded in 2025 compared to annual average of 13 between 2021 and 2023. Supply remains constrained, with only 3 industrial projects on the schedule for completion in the 1st half of 2026. This is unlikely to be sufficient to meet underlying demand, putting upward pressure on prices.
Commercial Leasing
The median net lease rate for commercial property in Albury was $415 per sqm in Q4 2025, reflecting a 66.0% increase in the past 6 months (Q2 2025, at $250 per sqm) and a 127.0% increase in the past 12 months (Q4 2024, at $183 per sqm). Meanwhile, leasing activity has dropped to a historical low, with only 5 leases in Q4 2025.
Industrial Leasing
The median net lease rate per sqm for industrial property was $146 per sqm as of Q4 2025, which reflects a 32.7% increase in the past 6 months (Q2 2025, at $110 per sqm) and a 50.5% increase in the past 12 months (Q4 2024, at $97 per sqm).
This notable rise in lease rates can be attributed to a current undersupply, as there was only 1 lease activity recorded in Q4 2025. Combined with a low number of industrial projects (6) in the 2026 pipeline (compared to the 7 commercial projects planned in 2026). This intensified competition for renters, which pushed up prices in Q4 2025.
Projects Development
Albury will benefit from an estimated $1.26B of planned projects, to commence construction in 2025–2027. 148 major projects are proceeding, which is 98.9% of the original pipeline. This is a significant percentage, considering ongoing challenges in the construction industry. The majority planned are key infrastructure projects, which will improve liveability for residents.
In 2026, total project value for the residential and mixed-use sectors increased when compared to 2025, rising by 52.2% and 10.3% respectively. In terms of project numbers, most are the mixed-use sector, with 22 projects in 2025 and 17 in 2026. This will improve liveability for residents and attract more people to the area, which can drive more demand for housing stock. That said, residential projects declined from 10 in 2025 to just 7 in 2026, with the majority to supply land lots. Thus, an undersupply in ready-to-sell housing stock will remain.
In the 1st half of 2026, 46% of total project value is concentrated in the infrastructure sector. 4 commercial projects are planned, including the 23 Tig Drive Church ($2.7M) and Brooklyn Fields Exhibition Village Thurgoona Exhibition Homes Stage 2 ($1.8M). There are 3 industrial projects planned in the 1st half of 2026. These are: 4 Travelstop Way & Thurgoona Drive Industrial Shed ($1.6M), 57 Merkel Street Industrial Buildings ($933K) and 599 Dallinger Road Warehouses Additions ($327K). Together, 5 industrial sheds and/or warehouse units will be added to Albury. This can assist with some of the current demand but will not be enough.
Key infrastructure and mixed-use projects include:
- Little Barbers Creek Block Banks & Culverts Upgrade ($13.0M, Infrastructure)
- Albury City Council Ground Floor Rectification Work ($3.1M, Infrastructure)
- 52 Diamond Drive Medical Centre & Business Premises ($4.3M, Mixed-use)
- 250 North Street Service Station ($1.6M, Mixed-use)
The only residential project planned in the 1st half of 2026 is Woolshed Estate Thurgoona Residential Subdivision Stages 6–10 ($7.2M), which will deliver 161 land lots.
