Albury Market Update 1st Half 2026
In Q4 2025,Albury* recorded a median house price of $668,000and 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 2024and Q4 2025, total sales decreased by -7.4% for houses (to 315sales in Q4 2025) and -35.7% for units (to 36 sales in Q4 2025), confirming a market undersupply, especially in the unit market. Combined with lower interest rates in 2025,this stimulated continued price growth. Thus, now is an ideal time forowners to capitalize on their investments. Moreover, with limited stand-alone houses supply planned for 2026,buyers must act fast before property prices increase further
YEAR HALF YEAR CHANGE FROM LAST
Albury£ will see approximately$360.3M ofnewprojectscommencingin2026
HOUSE SALES
HOUSE MEDIAN PRICE
HOUSE RENTAL PRICE
LAND SALES
LAND MEDIAN PRICE
MEDIAN PRICE Q4 2025
$668K $280K
MEDIAN PRICE Q4 2025
AVERAGE DAYS ON MARKET Q4 2025
47
AVERAGE DAYS ON MARKET Q4 2025
A key mixed-use project is 481-487 Swift Street Apartments & Commercial Tenancies. This will deliver a 7-storey building comprising of 18two-bedroom and 14three-bedroom apartments, with ground-floor commercial space
Key residential projects include:
• 356 Kerr & Kywanna Roads, Dairy Lane & Thurgoona Drive (688 Lots)
• 424& 426 Olive & Hume Streets Apartments (27 Apartments)
• 449-451 Ashford Street (9 Dwellings)
While there are several projects in the pipeline, the number of ready-to-sell stock planned is insufficient to answer demand; especially compared to Q4 2025sales of 315 houses and 36 units. There are 2,287land lots planned, but building this into ready-to-sell stock will take time. The ongoing supply constraint will push up property prices in the short and medium terms
AVERAGE VENDOR DISCOUNT*
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.
Average house vendor discounts between Q4 2024and Q4 2025have tightened to -0.2%. Market conditions in Albury* still favourbuyers, as sellers are willing to accept below first listed prices. However, Q4 2025recorded the tightest discount in the past 2years, nearing to0 (zero). This suggests a shift towards a seller’s market.
The suburb of Albury has historically outperformed the wider Albury LGA in both house and vacantland median prices over the past five years. This trend continued in 2025, with the suburb recording stronger price growth than the LGA across both property types
Most of the houses sold in Albury* in 2025were in the most affordable price bracket below $499,999 for houses (22.5%) and middle-price bracket between $250,000to $349,999 for land (41.1%). This presents a strong opportunity for firsthome buyers seeking to enter the market. The premium price bracket for houses continued to expand, with 21.1%of sales recorded above $800,000,reflecting growing market confidence and benefiting homeowners. House sales were distributed across all remaining price brackets Overall, this suggests there is a home for every budget.
MARKET COMPARISON
The market comparison graph provides a comparative trend for median price of houses and vacant land over the past 5years. The main LGA chosen was based on their proximity to the main suburb analysed, which is Albury.
PRICE BREAKDOWN
than $149,999 $150,000 to $249,999
$250,000 to $349,999
$350,000 to $449,999 $450,000 and above
RENTAL GROWTH 2025€
House rental yield in Albury¥ was 3.5%as of December 2025,higher thanAlbury 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 222rentals in Q4 2025)in the number of houses rented. This confirms there is a highly-demanded and competitive house rental market in Albury¥, which is beneficial to investors.
2+ bedroom houses have provided investors with +9.7% rental growth annually, achieving a median rent of $430per week.
Albury¥ recorded a vacancy rate of 1.5%in December 2025, onpar to Albury LGA’s 1.4% average but below Sydney Metro’s 1.8%. Vacancy rates have increased in the past 12months, due to invertors 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. This suggests a sustainable investment environment. With a more affordable entry price compared to Sydney Metro, Albury¥ is an attractive investment alternative for investors.
RENTAL VACANCY RATES 2025
PROJECT DEVELOPMENT MAP 2026 ₳
ALBURY
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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.
# 2025 encapsulates sales transactions for the full year 2025 (01/01/2025– 31/12/2025).
€ Annual rental growth is a comparison between Q4 2024 (01/10/2024 – 31/12/2024) and Q4 2025 (01/10/2025 – 31/12/2025) 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 December 2025.
₳ 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.
