Albury Property Market Update 1st Half 2026
Albury is a major regional city in the Murray region of New South Wales, with an urban population of 53,667 as of 2021 ABS Census. Albury is the major manufacturing, retail, commercial, and administrative and cultural centre of the region, modern and vibrant with a strong business growth and development.
Property Trends
In Q4 2025, Albury recorded a median house price of $668,000 and a median vacant land price of $280,000. This represents an annual (Q4 2024 – Q4 2025) median price growth of 7.7% for houses and 9.8% for units. During Q4 2024 and Q4 2025, total sales decreased, by -7.4% for houses (to 315 sales) and -35.7% for units (to 36 sales). This confirms there is a market undersupply, especially in the unit market. Combined with lower interest rates in 2025, this stimulated price growth. Thus, now is an ideal time for owners to capitalize on their investments. Moreover, with limited stand-alone houses supply planned for 2026, buyers must act fast before property prices increase further.
Project Development
Albury will see approximately $360.3M of new projects commencing in 2026. While there are several residential projects in the pipeline, the number of ready-to-sell stock (101 units and 18 houses) planned is insufficient to answer demand; especially compared to Q4 2025 sales of 315 houses and 36 units. There are 2,287 vacant land lots planned, but building this into ready-to-sell stock will take time. Because of this issue, the ongoing supply constraint will push up property prices in the short and medium terms.
Rental Market & Growth
House rental yield in Albury was 3.5% as of December 2025, higher than Albury LGA (3.3%) and Sydney Metro (2.6%). This was paired with an increase of 5.5% in median house rental price in the past 12 months to Q4 2025, at $580 per week; along with a 4.7% growth (to 222 rentals) in the number of houses rented. There is a highly demanded and competitive house rental market in Albury, which is beneficial to investors.
Vacancy Rates & Property Investment
Albury recorded a vacancy rate of 1.5% in December 2025, on par to Albury LGA’s 1.4% average but below Sydney Metro’s 1.8%. Vacancy rates have increased in the past 12 months, due to investors re-entering the market. However, a 1.5% vacancy rate is well below the Real Estate Institution of Australia’s healthy benchmark of 3.0%, indicating quicker occupancy of rental homes in Albury. This suggests a sustainable investment environment. With a more affordable entry price compared to Sydney Metro, Albury is an attractive investment alternative for investors.
