Albury Market Update 2 nd H a l f 2 0 2 6
FUTURE DEVELOPMENTS
OVERVIEW
In Q2 2026, Albury* recorded a median house price of $710,250 and a median vacant land price of $390,000. This is an annual (Q2 2025 – Q2 2026) median price growth of 13.0% for houses and 51.0% for land. During this time (Q2 2025 and Q2 2026), sales decreased by -30.7% for houses (to 224 sales in Q2 2026) and -57.4% for land (to 29 sales in Q2 2026), which indicates an undersupply, especially in the land market. Despite higher interest rates in 2026, continued supply constraint is supporting ongoing price growth. Thus, now is an ideal time for owners to capitalize on their investments. Moreover, with limited stand-alone houses planned for 2026, buyers must act fast before property prices increase further.
CHANGE FROM LAST
YEAR
Albury£ will see approximately $109.2M of new projects commencing in 2026**.
Residential $18.1M
Infrastructure $18.7M
HALF YEAR
Mixed-Use
HOUSE S ALE S
Projects $65.6M
HOUSE ME D IAN PRICE HOUSE RE NTAL PRICE
A key mixed-use project is 481-487 Swift Street Apartments & Commercial Tenancies. This will deliver a 7-storey building of 18 two-bedroom and 14 three-bedroom apartments, with ground-floor commercial space.
LAND SALE S LAND ME D IAN PRICE
Mixed-use projects dominate the new development plans in Albury£, which will stimulate economic growth and create more jobs in the area.
$
Key projects that will deliver housing stock include:
MARKET CONDITIONS MEDIAN PRICE Q2 2026
$710K
$390K
MEDIAN PRICE Q2 2026
$550
SALES
AVERAGE DAYS ON MARKET Q2 2026
48
HOUSE
RENTALS
$400
70
L A N D
AVERAGE DAYS ON MARKET Q2 2026
22
HOUSE
14
U N I T
•
87 & 125 Kerr Road (161 Lots)
•
103 Sunrise Terrace (11 Apartments)
•
473 Prune Street (6 Dwellings)
•
481 Swift Street (32 Apartments)
While there are several projects in the pipeline, the number of ready-to-sell stock planned is insufficient to answer demand (224 house sales in Q2 2026). There are 161 land lots planned, but building into ready-to-sell stock will take time. The ongoing undersupply will remain, pushing up property price.
6 Dwellings
161 Lots
47 Units/ Apartments
%
AVERAGE VENDOR DISCOUNT*
-3.0%
-1.5%
-1.4%
-0.8% -5.0%
-2.9%
-0.4% -6.3%
-1.0%
-2.0%
-3.1%
-1.0%
-1.9%
Change from Listing to Sale Price
0.0%
-0.3%
Average vendor discount reflects the average percentage difference between the first list price and final sold price. A lower percentage difference (closer to 0.0%) suggests that buyers are willing to purchase close to the first asking price of a property.
-4.0% -5.0%
-6.0% -7.0%
Q1 2025
Q2 2025
Q3 2025 Q4 2025
House
Q1 2026
Q2 2026
Vacant Land
Average house vendor discounts between Q2 2025 and Q2 2026 have slightly widened to -1.5%. Market conditions in Albury* still favour buyers, as sellers are willing to accept below first listed prices. Q1 2026 and Q2 2026 recorded a higher discount than in mid-late 2026. Therefore, despite current house price growth, now is an ideal time for buyers. The suburb of Albury has historically outperformed the wider Albury LGA in both house and vacant land median prices over the past five years. This trend continued in 2026# , with the suburb recording stronger price growth than the LGA across both property types.
Houses sold in Albury* in 2026# were equally split between the premium price point of $800,000 and above (24.3%) and middle price bracket of $600,000-$699,999 (24.7%). This creates a unique opportunity for both house owners and buyers. Affordable options are available, with 33.2% of houses sold at less than $599,999. 45.1% of vacant land sales were in the more affordable price bracket between $250,000-$349,000; which creates more opportunities for first home buyers wishing to build their own home. Overall, there is a home for all budgets in Albury*.
MARKET COMPARISON
Albury (2640) House
Albury LGA House
$800,000
Albury (2640) Vacant Land
Albury LGA Vacant Land
$600,000 $400,000 $200,000 $0
2022
2023
2024
2025
2026#
The market comparison graph provides a comparative trend for median price of houses and vacant land over the past 5 years. The main LGA chosen was based on their proximity to the main suburb analysed, which is Albury.
$
PRICE BREAKDOWN 2026# VACANT LAND SOLD
HOUSES SOLD 24.3%
16.0% 17.2%
Less than $499,999 $500,000 to $599,999 $600,000 to $699,999
10.6% 3.5%
23.6%
$250,000 to $349,999
17.1%
$350,000 to $449,999 $450,000 to $549,999
$700,000 to $799,999
17.7% 24.7%
$800,000 and above
Less than $249,999
45.1%
$550,000 and above
RENTAL GROWTH 2026 €
House rental yield in Albury¥ was 3.6% as of June 2026, on par with Albury LGA (3.8%) and much higher than Sydney Metro (3.0%). This was paired with a stable median house rental price in the past 12 months to Q2 2026, at $550 per week; along with a -29.2% decline (to 243 rentals in Q2 2026) in the number of houses rented. There is a high demand for house rentals in Albury¥. This benefits investors; especially those looking for a more affordable option to Sydney Metro.
2 BEDROOMS
4+ bedroom houses have provided investors with +4.2% rental growth annually, achieving a median rent of $625 per week.
+4.0%
Albury¥ recorded a vacancy rate of 1.1% in June 2026, slightly lower to Albury LGA’s 1.2% average and below Sydney Metro’s 1.6%. Vacancy rates have increased in the past 12 months, due to invertors re-entering the market. However, a 1.1% vacancy rate is still well below the Real Estate Institute of Australia’s healthy benchmark of 3.0%, which indicates quicker occupancy of rental homes. This suggests a sustainable investment environment, even if the median house sale price (thus, entry price) has increased in the past 12 months to Q2 2026.
-2.3%
3 BEDROOMS
4 BEDROOMS
+4.2%
RENTAL VACANCY RATES 2026
3.5% 3.0% 2.5% 2.0% 1.5% 1.0% 0.5%
REIA 'Healthy' Benchmark
% RENTAL YIELD 2026 § 3.6% Albury¥
3.8%
Albury LGA
3.0% Sydney Metro
5.0% Albury¥
Jun-26
Mar-26
Dec-25
Sep-25
Sydney Metro
Jun-25
Albury LGA
Mar-25
Dec-24
Sep-24
Albury (2640)
Jun-24
Mar-24
Dec-23
Sep-23
Jun-23
0.0%
5.1%
Albury LGA
4.2% Sydney Metro
PROJECT DEVELOPMENT MAP 2026₳ LEGEND Commercial Infrastructure Industrial Mixed-Use Residential
ALBURY
#
Project£
Type
Estimated Commence Valueµ Dateψ
1
481-487 Swift Street Apartments & Commercial Tenancies (32 Apartments | Commercial Tenancies)
Mixed-Use
$42,570,000
10/12/2026
2
103 Sunrise Terrace Apartments (11 Apartments)
Residential
$8,658,888
4/08/2026
3
Woolshed Estate Thurgoona Residential Subdivision Stages 610 (161 Lots)
Residential
$7,245,000
27/03/2026
77 Ceres Drive Factory (Factory | Office)
Mixed-Use
$5,994,115
18/12/2026
5
45 Bennu Circuit Workshop (Workshop | Office)
Mixed-Use
$4,789,656
4/12/2026
6
Albury Animal Centre Redevelopment (Local Government)
Infrastructure
$4,553,086
11/12/2026
7
Albury City Council Ground Floor (Local Government)
Infrastructure
$3,100,000
16/12/2026
8
23 Tig Drive Church (Church | Office)
Mixed-Use
$2,695,687
1/12/2026
4
9
Wallendbeen Track Lowering & Tynan Road Level Crossing Upgrade (State Government) (Not Mapped)
Infrastructure
$2,000,000
10/08/2026
10
Brooklyn Fields Exhibition Village Thurgoona Exhibition Homes
Commercial
$1,818,181
7/06/2026
11
15 Summit Court Warehouse (Warehouse | Showroom | Office)
Mixed-Use
$1,741,000
10/07/2026
12
250 North Street Service Station (Service Station | Convenience Store)
Mixed-Use
$1,639,627
16/04/2026
13
4 Travelstop Way & Thurgoona Drive Industrial Shed (Industrial Shed | Office)
Mixed-Use
$1,600,000
3/06/2026
14
473 Prune Street Dwellings (6 Dwellings)
Residential
$1,454,358
24/07/2026
15
33 Ruby Court Warehouses (Warehouses | Office)
Mixed-Use
$1,397,515
3/07/2026
16
RDO Equipment - Albury Alterations & Additions (Industrial Building | Office)
Mixed-Use
$1,311,200
10/07/2026
17
15 Woolpoint Court Warehouses (Warehouses | Offices)
Mixed-Use
$1,200,000
28/01/2026
18
16 Jorma Place Warehouse & Distribution Centre & Office
Mixed-Use
$1,027,085
13/03/2026
19
Albury City Council Bridges & Major Culverts (Local Government)
Infrastructure
$1,000,000
18/05/2026
Infrastructure
$1,000,000
12/10/2026
20
Albury City Council Concrete Rectification Works (Local Government)
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REFERENCES * Albury sales market data and key indicators encapsulates aggregate property market conditions within the postcodes of 2640 and 2641. ** Estimated values are based on construction value provided by the relevant data authority and does not reflect commercial and/or re-sale value. # 2026 encapsulates sales transactions for 1st half of 2026 (01/01/2026 – 30/06/2026) only, other years encapsulates sales transactions for the full year (i.e 01/01 to 31/12 of the relevant year). € Annual rental growth is a comparison between Q2 2025 (01/04/2025 – 30/06/2025) and Q2 2026 (01/04/2026 – 30/06/2026) house median rent figures. ¥ Albury rental market data encapsulates aggregate property conditions within the postcode of 2640. § Rental yields shown are as reported as of June 2026. ₳ Project development map showcases a sample of upcoming projects only, due to accuracy of addresses provided by the data provider for geocoding purposes. £ Projects refers to the top developments within the postcodes of 2640 and 2641. µ Estimated value is the value of construction costs provided by relevant data authority; it does not reflect the project’s sale/commercial value. ψ Commencement date quoted for each project is an approximate only, as provided by the relevant data authority, PRD does not hold any liability to the exact date. Source: APM Pricefinder, Cordell Connect database, SQM Research, Esri ArcGIS. Disclaimer: PRD does not give any warranty in relation to the accuracy of the information contained in this report. If you intend to rely upon the information contained herein, you must take note that the information, figures and projections have been provided by various sources and have not been verified by us. We have no belief one way or the other in relation to the accuracy of such information, figures and projections. PRD will not be liable for any loss or damage resulting from any statement, figure, calculation or any other information that you rely upon that is contained in the material. Prepared by PRD Research. © All medians and volumes are calculated by PRD Research. Use with written permission only. All other responsibilities disclaimed. © Copyright PRD 2026.