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IN THIS ISSUE

BUYERS FLOCK TO 557 IN ALBURY: ONLY 6 HOMES REMAIN

Welcome to our WINTER 2026 issue of HOME-GROWN. An Albury-Wodonga based Real Estate Magazine, keeping you up-todate with the latest listings and information as well as current local market statistics. In this winter edition, we have some information about the new federal budget and its effect on local real estate as well as a commercial property surge in Albury-Wodonga. We also have our most recent results and social snaps. We hope you enjoy reading our twenty ninth issue of Home-Grown as much as we have enjoyed putting it together for you. Here’s to a fantastic winter!

NEW FEDERAL BUDGET COULD RESHAPE PROPERTY MARKET IN ALBURY–WODONGA

BUYERS FLOCK TO 557 IN ALBURY: ONLY 6 HOMES REMAIN

AT A GLANCE:

Developer: Barker Group

Builder: Barker Group

Address: 557 Thurgoona Street, Albury

No. of Residences: 18

Estimated Completion Date: August 2026

When a development sells mostly to people who already live in the suburb, that’s not a coincidence, but a signal. The buyers at 557 on Thurgoona Street know Albury, its tree-lined streets, the botanic gardens at the end of the block, the cafés on Dean Street, the way the light sits over Monument Hill at dusk. What they wanted was a home that matched the quality of the life they’d already built here.

With just six homes remaining at 557, it’s evident that they’ve found it.

That pattern of local buyers choosing to stay, rather than uproot, says something important. It means the neighbourhood itself is part of what’s being purchased. And with significant interest and sales coming from people in the immediate vicinity, 557 has become something rarer than a new development: it’s become a genuine community, before anyone has moved in.

“The response to the development has been overwhelmingly positive, particularly from local residents looking to downsize without compromising on lifestyle or location,” said David Stean from Stean Nicholls Projects.

“What stands out most is that the majority of buyers already live in the immediate area and understand just how unique this opportunity is.”

“It’s the type of offering that may not come around again for many years.”

THE HOMES

Comprising just 18 boutique residences, the homes are spread across three levels above secure basement parking. One-, two-, and three-bedroom floorplans are offered, each designed with generous windows, curved balconies, and a choice of natural timber or grey-green Polytec cabinetry. With stone finishes, premium Smeg appliances in the kitchen, and frameless glass in the bathrooms, the details here feel considered rather than standard, which is exactly the point.

Open-plan living areas are designed for the way most people actually live: spacious enough to have guests, calm enough to be a proper retreat.

The architecture carries that same intention outward: clean lines and soft textures that sit naturally in Albury’s streetscape. Lush landscaping wraps the building, adding privacy and a green outlook that changes with the seasons.

LOCK UP, LEAVE, AND COME BACK WHEN YOU’RE READY

For those ready to hand over the garden hose and the weekend maintenance list, the appeal is both practical and emotional. Secure basement parking, low-maintenance living, and a lock-up-and-leave design means travel, whether it’s a long weekend or an extended trip to see family, doesn’t come with a to-do list waiting at home.

The botanic gardens are steps away. The Murray River precinct is just a short walk. Restaurants, quality healthcare, and shopping are all nearby. The things that make Albury a genuinely good place to live are still right there; what changes is how much effort it takes to enjoy them.

BUYERS FLOCK TO 557 IN ALBURY: ONLY 6 HOMES REMAIN

One future resident put it simply: “Moving into this building feels like the beginning of an exciting new chapter.

“Being surrounded by like-minded owners who are all embracing the next phase of life creates a real sense of community and optimism.”

WHERE THINGS STAND

Construction is well underway, with the building now fully formed. Completion is due later this year in August, with residents expected to move in from October.

Over half the homes are sold, and six remain across the one-, two-, and three-bedroom range.

One-bedroom apartments are priced from $675k, with one bathroom and one car parking space.

For more information contact David Stean on 0407 744 478.

NEW FEDERAL BUDGET COULD RESHAPE PROPERTY MARKET IN ALBURY–WODONGA

The Albanese Government’s newly announced 2026–27 Federal Budget places housing and regional development at the centre of its economic agenda, with several proposed reforms expected to influence the Albury–Wodonga property market over the coming years.

One of the biggest budget announcements is a $2 billion housing infrastructure fund designed to unlock up to 65,000 new homes nationally, including $500 million specifically for regional Australia. The funding is intended for roads, water, sewerage, and other essential infrastructure needed to support new housing estates.

For Albury–Wodonga, this could help accelerate residential growth in developing areas such as Thurgoona, Baranduda, Leneva, and Killara. Local councils and developers have long argued that infrastructure shortages are slowing housing supply despite strong buyer demand. Regional leaders have welcomed the funding, although some believe it may still fall short of what growing regional cities require.

The budget also includes proposed changes to negative gearing and capital gains tax concessions aimed at encouraging investment in newly built homes rather than existing properties. Under the proposed reforms, negative gearing on established homes purchased after budget night would be phased out from July 2027, while tax benefits would remain available for newly constructed housing. The government has also proposed reducing the current capital gains tax discount system.

Importantly, these laws are not yet in place and still require parliamentary approval. Existing investment properties are expected to be protected under grandfathering arrangements if the reforms proceed.

If implemented, the changes could have a noticeable effect on the Albury–Wodonga property market. Developers and builders may benefit from increased demand for new homes, while investors could shift their focus away from older established properties. This may support further construction activity across the region and increase land demand in growth corridors.

At the same time, concerns remain about rental supply. Albury–Wodonga has already experienced tight rental conditions and low vacancy rates. Some analysts warn that reducing investor incentives for existing homes could discourage some landlords from entering the market, potentially placing further pressure on rents if new housing construction does not keep pace.

Overall, the new federal budget signals strong government support for regional housing growth. While many of the proposed tax reforms are still uncertain, the increased focus on infrastructure and housing supply is likely to strengthen longterm property demand across Albury–Wodonga as the region continues to attract families, workers, and investors seeking affordable regional living.

23 TWEED COURT, THURGOONA

RECENT RESULTS

Albury’s baked potato destination! Spuds loaded with your favourite toppings, and so much more.

Located next door to Monumental Ice Creamery, corner David and Dean Streets.

Open Tuesday – Saturday 11am-7:30 pm

Hot Food for Cool People – See you at Spudside!

@spudside

COMMERCIAL PROPERTY DEMAND SURGES IN ALBURY-WODONGA

Commercial real estate demand is strengthening across Albury–Wodonga as investors reassess their property strategies following the Federal Government’s latest budget announcement.

The Albanese Government’s proposed housing and tax reforms have created uncertainty within the residential investment market, leading many investors to explore alternative asset classes. While the proposed changes to negative gearing and capital gains tax are still subject to parliamentary approval, the announcement alone has already shifted attention toward commercial property opportunities in strong regional centres.

Albury–Wodonga is emerging as a key beneficiary of this trend.

The twin-city region continues to attract business investment due to its strategic location on the Hume corridor between Melbourne and Sydney. Strong transport links, population growth, and expanding healthcare and logistics industries are driving increased demand for industrial warehouses, medical facilities, office space, and large-format retail properties.

Commercial property is becoming increasingly attractive to investors seeking stronger rental yields and longer lease security than many residential assets currently provide. Unlike residential housing, commercial investments are not directly impacted by the proposed negative gearing restrictions outlined in the Federal Budget, making the sector appealing for investors seeking greater certainty.

Industrial property remains one of the strongestperforming sectors in Albury–Wodonga. Demand for warehousing and distribution facilities continues to grow as freight and logistics operators expand across regional Australia. Businesses are increasingly seeking larger industrial sites with easy highway access, placing upward pressure on industrial land values and rents throughout the region.

Medical and healthcare-related commercial assets are also attracting significant interest. Albury–Wodonga’s growing population and expanding health services sector have increased demand for consulting suites, allied health facilities, and specialist medical centres. Investors are viewing healthcare property as a stable longterm investment supported by essential services demand.

84 LINCOLN CAUSEWAY, GATEWAY ISLAND

COMMERCIAL PROPERTY DEMAND SURGES IN ALBURY-WODONGA

Local commercial agents report rising enquiry levels from both metropolitan and regional investors since the Federal Budget announcement. Many buyers who previously focused heavily on residential portfolios are now diversifying into commercial assets to reduce exposure to potential future residential policy changes.

The region’s relatively affordable commercial property prices compared with major metropolitan markets are also attracting attention. Investors are increasingly recognising Albury–Wodonga as a regional growth centre with strong economic fundamentals, low vacancy rates in key sectors, and long-term development potential.

Another factor driving investor confidence is the continued population growth across the border region. As more families and professionals relocate from larger cities seeking affordability and lifestyle benefits, local businesses are expanding to meet rising consumer demand. This population growth is supporting increased demand for retail centres, office accommodation, hospitality venues, and service-based commercial properties throughout Albury–Wodonga.

Developers are also showing renewed interest in future commercial projects across the region. With ongoing government focus on regional development and infrastructure investment, many industry experts believe Albury–Wodonga is well positioned for sustained commercial growth over the next decade. New business parks, industrial subdivisions, and mixed-use developments are expected to play an important role in supporting the region’s expanding economy and attracting further private investment.

While residential property remains an important part of the local market, the latest Federal Budget has accelerated conversations around diversification and alternative investment strategies. For many investors, commercial real estate in Albury–Wodonga is now being viewed as one of the region’s strongest opportunities for stable income and future growth.

104/425 DAVID STREET, ALBURY

TENANT OF THE MONTH

Unit 3, 39 Bennu Circuit, Thurgoona

P: 02 6062 3153

E: admin@riseclimbing.com.au

OPEN

MON-FRI 3pm-9pm

WED 6am-11am + 3pm-9pm Weekend 10am-6pm

Meet the crew at Rise Climbing Albury, the Border’s brand-new modern bouldering gym.

Built from scratch by lifelong Albury locals Dan and Nicole just six months ago, Rise was created to re-energise the region’s climbing culture and bring a fresh type of movement to the community.

Located in Thurgoona, Rise offers a welcoming space where people of all experience levels can challenge themselves, move their bodies, and switch off from everyday stress. Alongside casual bouldering, the gym includes training equipment and offers classes for juniors and first time climbers.

Rise has been developed as a true community space. A place where people come to move, connect, build fitness, support one another and feel part of something genuinely positive. With new climbs set every fortnight, Rise Climbing has quickly become a hub for locals who want to stay active and try something different on the Border.

Find Rise Climbing at 3/39 Bennu Circuit, Thurgoona. Visit the website at riseclimbing.com.au, and follow on social media for events and updates.

DIRECTORS’ MESSAGE

The Albury-Wodonga property market continues to demonstrate resilience and steady growth as we move further into 2026, with strong underlying fundamentals continuing to support both property values and rental demand across the region.

Current market data shows Albury’s median house price has now reached $955,000, representing approximately 6% annual growth year-on-year. Rental conditions also remain firm, with the median weekly rent now sitting at $555 per week. Across the border, Wodonga continues to provide excellent value and opportunity, with the median house price now at $634,000 and median rents reaching $545 per week. These figures highlight the continued strength of the twin-city market and reinforce the region’s growing reputation as one of Australia’s strongest-performing regional centres.

Since the recent Federal Budget announcements, the market has shown signs of adjustment, particularly within the investor sector. Many existing investment property owners appear to be holding their assets in order to take advantage of grandfathering provisions, rather than exiting the market.

At the same time, there is growing discussion around rental prices increasing further, as landlords seek to offset the shortfall created by changes to negative gearing benefits and rising holding costs.

Despite some softening in investor enquiry levels, overall buyer activity remains consistent. Open home attendance numbers across the region have remained relatively stable, suggesting confidence in the market continues. Where there may be slightly fewer investors active, this appears to be balanced by increased activity from owner-occupiers and first home buyers looking to secure a foothold in the market before further growth occurs.

The broader outlook for Albury-Wodonga remains positive. Population growth, lifestyle migration from metropolitan areas, and ongoing infrastructure investment continue to underpin demand for housing. The region has also recently been recognised as one of the highest rental yield markets in New South Wales, further increasing attention from interstate investors and reinforcing the attractiveness of the local market moving forward.