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Welcome to our AUTUMN 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 summer edition, we have some information about the new apartments under construction in Albury’s CBD as well as a practical guide to buyng your first commercial property in Albury-Wodonga. We also have our most recent results and social snaps. We hope you enjoy reading our twenty eighth issue of Home-Grown as much as we have enjoyed putting it together for you. Here’s to a fantastic autumn!

BRAND NEW APARTMENTS IN ALBURY’S CBD

A PRACTICAL GUIDE TO BUYING YOUR FIRST COMMERCIAL PROPERTY IN ALBURY–WODONGA

UNDER CONSTRUCTION BRAND NEW APARTMENTS IN ALBURY’S CBD

UNDER CONSTRUCTION: BRAND NEW APARTMENTS IN ALBURY’S CBD

A new chapter is unfolding in the heart of Albury, where architectural legacy meets contemporary design in a landmark transformation set to redefine boutique living in the CBD.

BANK LANE: Reimagining an Icon

Standing proudly at 606 Dean Street, the former National Bank building has long been woven into the fabric of the city. Originally constructed in the 1930s, the grand structure reflects a time when civic architecture was designed to inspire confidence, permanence and prestige. Now, this iconic address is being thoughtfully reimagined as BANK LANE — an exclusive collection of nine boutique residences and 149 square metres of prime ground-floor commercial space.

The vision for BANK LANE is both respectful and ambitious. Rather than replacing history, the development embraces it — preserving the building’s presence and character while introducing a new layer of modern sophistication. It is a rare opportunity to own a piece of Albury’s architectural story, carefully refined for contemporary living.

Boutique Living, Elevated

With just nine residences on offer, BANK LANE is intentionally intimate. Each home has been curated to deliver a sense of privacy and exclusivity rarely found in CBD developments. The limited collection ensures that every detail has been carefully considered.

Inside, the design narrative balances natural textures with refined materials. A soft, contemporary palette creates a sense of calm, while warm metallic accents introduce subtle moments of luxury. The result is a harmonious blend of timeless elegance and modern comfort.

Thoughtfully defined floorplans enhance openness and flow, maximising both light and space. Every residence has been designed to feel generous and welcoming. Luxury finishes set the tone throughout, complemented by craftsmanship that elevates everyday living into something truly special.

This is more than apartment living; it is boutique residential design with a strong architectural identity, an address that feels established yet entirely new.

A Commercial Opportunity at the Heart of the City

At street level, the original bank frontage will be revitalised as 149m² of commercial tenancy, commanding prime visibility along Dean Street. Positioned at the boutique end of the strip, the space offers exceptional exposure within one of Albury’s most walkable precincts.

Ideal for boutique retail, hospitality, or professional services, the tenancy presents a rare opportunity to establish a presence in a landmark building. The integration of commercial and residential spaces creates a dynamic environment where business and lifestyle coexist seamlessly — energising the streetscape while supporting a vibrant local economy.

As Albury continues to evolve, high-quality mixed-use developments like BANK LANE signal a confident step forward for the CBD, reinforcing its role as a destination for both living and enterprise.

Connected to Culture, Cuisine and Nature

Location is at the core of BANK LANE’s appeal. Perfectly positioned within Albury’s cultural, culinary and commercial centre, residents are moments from premium retail, green open spaces and some of the region’s most celebrated dining experiences.

Albury’s thriving food and drink scene has become a defining feature of the city. From artisan coffee spots ideal for a morning ritual to refined restaurants showcasing local produce and firecooked fare, the options are diverse and everevolving. A casual brunch, a long lunch with friends or a romantic riverside dinner are all within easy reach.

Just beyond the bustle, beautiful parklands and river walks offer space to unwind. Whether it’s an early morning stroll, an afternoon in the sunshine or an evening by the water, the natural serenity surrounding the CBD provides a balance rarely found in regional cities.

At BANK LANE, city convenience and natural beauty are not competing forces — they are complementary elements of daily life.

A Place to Belong

Perhaps most compelling is the sense of belonging that comes with living at BANK LANE. This is not simply the purchase of a residence; it is an investment in community and connection.

UNDER CONSTRUCTION: BRAND NEW APARTMENTS IN ALBURY’S CBD

As Albury grows and evolves, developments like this play an important role in shaping its future identity, one that honours heritage while embracing innovation. Residents will become part of a connected, vibrant neighbourhood that continues to attract creativity, commerce and culture.

The transformation of the former National Bank building represents more than adaptive reuse. It reflects a broader confidence in Albury’s trajectory, a belief that the city’s past can inform a dynamic and sophisticated future.

With its unbeatable CBD address, limited collection of residences, and thoughtfully integrated commercial offering, BANK LANE stands as one of the most distinctive lifestyle and investment opportunities currently emerging in the region.

And as momentum builds within this end of Dean Street, it becomes clear that BANK LANE is just one piece of a wider story — a story of considered development, renewed heritage buildings and a revitalised urban core.

Please get in touch with David Stean on 0407 744 478 if you would like to discuss Bank Lane in more detail or visit bank-lane.com.au and register your interest to receive a detailed brochure.

Another exciting project currently underway is 557 — an exclusive address comprising just 18 boutique residences. With over 50% now sold, this development is generating strong interest within the Albury community, reflecting the demand for high-quality, low-maintenance living in a premium location. To learn more, visit fivefiveseven.com.au or contact David Stean directly for further details.

A PRACTICAL GUIDE TO BUYING YOUR FIRST COMMERCIAL PROPERTY IN ALBURY–WODONGA

Residential investors regularly tell me they want to move into commercial, but are unsure where to start. The rules are different, the language can feel technical, and in a regional market the stakes can feel higher because every decision is magnified.

In Albury–Wodonga, the upside can be significant. Yields are competitive, vacancy can be low in the right parts of the market, and our local economy is supported by major employers across healthcare, education, manufacturing, logistics and defence. At the same time, commercial assets respond very directly to tenant quality, lease structure and local industry trends, which is often a new experience for people who have only owned residential.

The first step is to be clear on your own objectives. Are you primarily chasing income, long-term capital growth, or a balance of both. That answer shapes everything from the type of asset you target through to how you think about risk, gearing and timeframes.

The second step is choosing the right asset type for your strategy. For some, that might be a smaller industrial unit. For others, a strata office or well-located retail property. Along the Sydney–Melbourne corridor, industrial and logistics assets in established estates are widely regarded as attractive, but they still require careful due diligence around tenant strength, lease terms and future demand.

The third step is understanding the lease. In commercial, the lease is effectively the engine room of value. It is important to be comfortable with concepts such as net and gross rent, outgoings, annual increases, options, make-good obligations and the difference between “face” and “effective” rent. Often, the quality of the covenant and the structure of the lease will matter more than squeezing out an extra half per cent of starting yield.

The fourth step is location. In a regional setting, that means good access to major roads, proximity to established employment nodes and anchor tenants, and alignment with genuine growth corridors like key industrial estates or mixed-use renewal areas. You want an asset that will remain relevant to businesses over the long term, not just look good on day one.

Finally, surround yourself with a local team. A commercial agent, accountant and solicitor who are active in the region can provide context that spreadsheets alone cannot. They can help you test assumptions about rent levels, vacancy risk, incentives and capital expenditure in a market that is being reshaped by hospital upgrades, Inland Rail and emerging renewable energy projects.

If you are thinking about your first commercial purchase on the Border, start with clarity and education rather than scrolling through listings. When you are ready, I am happy to sit down, share real examples and numbers, and help you work out whether commercial property is the right next step for you.

For further information contact Kristian Hopwood on 0473 888 821

43 MERKEL STREET, THURGOONA

RECENT RESULTS

Zambrero is healthy, Mexican inspired food that also helps stop world hunger. Every burrito or bowl purchased means a meal donated to someone in need with Plate 4 Plate. It’s a win for your body, mind, soul and taste buds. We call it Feel Good Mex.

Locally owned with locations in: Albury Wodonga East Wodonga (Drive thru) Wangaratta

www.zambrero.com.au @zambrero

CONFIDENCE, CLARITY AND CONSISTENT DEMAND IN 2026

Now that we are well into 2026, the Albury–Wodonga market feels more decisive and assured. At Stean Nicholls, we are seeing genuine momentum across both sides of the border, with buyers clearer on their budgets and sellers more confident in meeting the market.

Upsizers are out in force, particularly local families seeking additional space, multiple living zones, home offices and larger allotments in established neighbourhoods. Proximity to quality schools, parkland and everyday amenities remains a major driver, especially in family-oriented pockets of Albury and Wodonga. At the same time, downsizers are highly active, looking for lowmaintenance homes, townhouses and qualitybuilt residences that offer comfort, security and walkable convenience to shopping precincts and medical facilities.

That two-way movement is creating healthy turnover. Families moving up are freeing up welllocated entry-level homes, while downsizers are releasing tightly held properties that are attracting strong competition. The result is consistent buyer activity across a broad range of price points, from first-home opportunities in Wodonga through to premium homes in Albury’s established suburbs.

What stands out most in the current environment is how informed buyers have become. They are closely tracking comparable sales, watching time-on-market figures, and inspecting with a sharper, more analytical mindset. Many are pre-approved and ready to act, which means the gap between inspection and offer is often much shorter than in previous years. When a property presents well and pricing guidance is aligned with recent evidence, decisions are made quickly and competition follows. Buyers are also placing greater emphasis on build quality, energy efficiency, renovation potential and long-term liveability, carefully weighing lifestyle benefits against financial considerations. This more deliberate approach is creating a market that is both competitive and disciplined, strong homes are being rewarded, while properties that miss the mark on presentation or price are quickly identified.

VIEW FROM 561 WHINRAY CRESCENT, EAST ALBURY

CONFIDENCE, CLARITY AND CONSISTENT DEMAND IN 2026

Recent interest rate adjustments have not derailed sentiment locally, but they have reinforced a value-first approach. Buyers are prepared to pay strong prices for quality homes in desirable locations, particularly where there is limited comparable supply. However, they are less tolerant of overpricing or properties that require significant additional work. In this market, realism and preparation are rewarded.

For sellers, the message remains clear. Presentation and pricing are still the two most powerful levers in generating urgency. Homes that feel complete from the first inspection, with minor repairs addressed, styling considered, and clear, evidence-based price guidance, are the campaigns that attract depth of enquiry. Strategic marketing, professional photography and targeted digital exposure are also playing a critical role in capturing both local and out-of-area buyers, particularly those relocating from metropolitan centres.

Importantly, buyer demand in the Albury–Wodonga corridor continues to be underpinned by population growth, lifestyle appeal and relative affordability compared to capital cities. With limited established housing supply and steady migration into the region, well-positioned homes continue to perform consistently.

If you are considering a move in 2026, whether upsizing, downsizing or investing, now is an ideal time to gain clarity around your property’s value and current buyer demand in your suburb. The team at Stean Nicholls can provide a detailed appraisal and tailored strategy, ensuring your next step is informed, well-timed and aligned with the realities of today’s market.

696 FORREST HILL AVENUE, ALBURY

TENANT OF THE MONTH

Suites 10A, 11 & 12/611 Dean St, Albury

P: 0423 082 640

E: admin@collabalbury.com.au

Where professionalism meets flexibility.

COLLAB Albury is a locally founded co-working hub in Albury offering private office suites and consultation spaces for freelancers, start-ups and established professionals. The thoughtfully designed offices provide a quiet, professional environment, ideal for focused work, client meetings and day-to-day operations. With flexible casual hire options, COLLAB enables businesses to secure a dedicated workspace that suits their needs while maintaining a central, well-appointed base.

The driving force behind COLLAB, its owner, Linda recognised a growing demand in the Border region for high-quality, private office accommodation that allows businesses to operate in a professional setting. With that vision, she established COLLAB as a practical and accessible workplace solution for local operators seeking privacy, flexibility and presentation.

Since opening its doors, demand for office suites has steadily increased, reflecting the strong appetite for professional workspace in the region. With occupancy continuing to grow, COLLAB is now preparing to expand to meet demand. The upcoming expansion will introduce an additional private office while maintaining the high standard and professional atmosphere that has quickly made it a sought-after address for businesses in Albury.

DIRECTORS’ MESSAGE

The Albury-Wodonga property market has commenced 2026 with continued stability and measured growth, reinforcing the region’s strong long-term fundamentals. While national markets show mixed conditions, our local market remains supported by consistent demand, limited supply, and sustained regional migration.

Current data from realestate.com.au indicates Albury’s median house price remains above $900,000, holding gains from last year’s growth cycle. This stability reflects a market that has adjusted well to interest rate movements and economic uncertainty. Buyer confidence has strengthened with greater clarity around monetary policy, with many purchasers accepting the current rate environment as the new norm.

The rental market continues to perform strongly, with median weekly rents in the mid-$500 range, underpinned by low vacancy rates and steady demand. Although rental growth has moderated from previous peaks, conditions remain tight and well-presented properties lease quickly. For investors, yields remain attractive compared to metropolitan markets, particularly alongside the region’s consistent capital growth.

Across the border, Wodonga presents compelling value. Median house prices around $600,000 continue to attract first home buyers and younger families. The city has also delivered solid annual growth, supporting investor confidence. Rental prices remain only slightly below Albury, maintaining competitive yields at a lower entry point.

Population growth projections for the Albury-Wodonga corridor remain positive, supported by migration from capital cities and the appeal of regional living. Ongoing infrastructure, healthcare, education and employment expansion continue to strengthen the local economy. While development activity continues, established housing supply remains constrained, underpinning pricing.

As 2026 progresses, the outlook remains balanced and positive. Buyers are acting confidently, sellers are benefiting from steady enquiry, and investors recognise the region’s fundamentals. Quality property in well-positioned regional centres such as Albury-Wodonga continues to deliver reliable long-term value.