Albury City Council
New South Wales
Good to Know
Albury City Council is a balanced regional house market in the Albury City Council area, currently positioned as a growth-and-income market. Home to roughly 56,093 residents across 31,559 dwellings, the LGA currently records a vacancy rate of 1.82%.
According to HtAG Analytics, Albury City Council is exhibiting opportunely tight supply and steady demand. Stock on Market sits at 0.21% and Inventory at 1.75 months — both well below the ~3-month balanced-market threshold — driving +13.1% YoY price growth and +3.0% YoY rent growth.
What the market data is signalling
Albury City Council's recent +13.1% price growth outpacing +3.0% rent growth points to a market currently led by capital gains rather than rental repricing. Low Stock on Market (0.21%) and short Inventory (1.75 months) are consistent with upward price pressure, while a balanced vacancy rate (1.82%) keeps rental volatility modest. Other activity metrics — a typical house price of $663,254, median weekly rent of $509 and an indicative gross yield of 3.99% — show yields are above the 3% minimum benchmark but not runaway.
For a visual snapshot of where Albury City Council sits versus other markets see the Markets in the Moment (MiM™) heatmap.
Who lives in Albury City Council — and why it matters for investors
Albury City Council sits at IRSAD decile 5, indicating a broadly middle socio-economic profile. The renter/owner split is neutral at 34% renters, and the units/houses mix is neutral at 17% units — a tenure and dwelling mix that tends to moderate extremes in price volatility. These demographic signals, combined with an adult population of 56,093 across 31,559 dwellings, help explain why local demand is steady rather than speculative; see the IRSAD Crossover study for how neighbourhood socio-economic bands influence long-cycle growth.
Why Albury City Council is a screening layer, not a final answer
Council-level averages smooth many different suburb-level micromarkets. Albury City Council's headline figures — a typical house price of $663,254, an indicative gross yield of 3.99%, Stock on Market at 0.21%, Inventory at 1.75 months and Days on Market at 34 days — are useful for initial screening, but they can hide pockets with different supply, price or rental dynamics. Use council metrics to shortlist areas, then validate with suburb-level evidence; read more in our LGA vs Suburb research.
What's behind the RCS™ score of 51
HtAG's RCS™ score of 51 bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into one composite rating. A mid-range score like 51 signals a mix of decent upside (price growth) balanced by moderate cashflow and affordability pressures. For a full explanation of the methodology see how the RCS™ is built.
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Forward signals to watch
vacancy rate — currently 1.82%: a sustained balanced vacancy (1–3.5%) over 12–24 months generally supports steady rent growth without acute tenant shortages; watch for falls below 1% (tight market) or rises above 3.5% (softening).
building approvals ratio — currently 1.23%: a neutral/balanced approvals reading suggests moderate construction activity; if approvals climb well above 2% it could increase future supply and pressure prices, while a fall below 0.3% would tighten future stock.
Sydney cycle phase: any city-wide shift in Sydney's cycle (upswing or downturn) can ripple into regional markets through changes in migration, lending availability and investor sentiment; monitor broader cycle moves as they will influence local momentum in Albury City Council.
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RCS Breakdown
Albury City Council's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
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Critical to know
Market Trends
Albury City Council's headline values — $663K to buy and $509PW to rent, a 3.99% gross yield. Over the past decade, prices have moved 121.00% and rents 71.14% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$663K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$509PW today, with rent growth at (+3.03% YoY) compared to price growth (+13.13%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Albury City Council in its cycle - and is the 3.99% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping Albury City Council's long-hold story?
Beyond the headline price, Albury City Council carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
Albury City Council's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Fundamentals
Albury City Council can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is Albury City Council genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do Albury City Council prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into Albury City Council - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
Albury City Council looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does Albury City Council's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether Albury City Council has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
Albury City Council shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether Albury City Council has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
The hold period have substantially increased in Albury City Council which is a very good sign