Epping
Epping doubled its population over the past decade, a 98.9% increase that places it among Melbourne's fastest-growing outer-north suburbs. With 33,489 residents across 35 km2, the suburb runs on overseas migration at roughly 235 net arrivals per year, while 238 residents leave for other parts of Australia annually. The median house price sits at $690,000, up 88% from $366,500 in 2013, and 42.6% of residents were born overseas, 21 percentage points above the national average. Growth has outpaced infrastructure, which explains both the suburb's energy and its friction points.
Population
33,489
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,671/wk
DAs (12 months)iDevelopment Applications lodged in the past year
59
Median House
$690K
Apr-Jun 2024
At $690,000 the median house price is below inner and middle Melbourne by a wide margin, and mortgage repayments average $1,733 per month, which translates to 24% of household income, comfortably below the 30% stress threshold. Detached houses account for 81.2% of dwellings, and 35.5% of homes have 4 or more bedrooms, making Epping one of the more family-oriented corridors in the north. The price has been stable recently, down just 0.1% from the Jan-Mar 2024 peak of $690,500, but the 14-year CAGR of 4.6% reflects genuine long-run demand rather than a speculative spike.
For Buyers
At $690,000 the median house price is below inner and middle Melbourne by a wide margin, and mortgage repayments average $1,733 per month, which translates to 24% of household income, comfortably below the 30% stress threshold. Detached houses account for 81.2% of dwellings, and 35.5% of homes have 4 or more bedrooms, making Epping one of the more family-oriented corridors in the north. The price has been stable recently, down just 0.1% from the Jan-Mar 2024 peak of $690,500, but the 14-year CAGR of 4.6% reflects genuine long-run demand rather than a speculative spike.
For Investors
Rental yield potential is supported by a 30.3% renter share and a $361 weekly median rent, with a rent-to-income ratio of 21.6% that keeps demand stable. Rent growth of 12.1% over the recent period reflects tight conditions despite a vacancy rate of 5.1%, which is elevated compared to tighter inner suburbs. Overseas migration of 235 net persons per year provides a steady rental demand pipeline. With 50 planning permit applications lodged in the past 12 months and ongoing subdivision activity, supply is rising, so investors should factor new stock competition into yield projections.
Development Activity
Total DAs
87
Last 12 Months
59
YoY ChangeiYear-over-year change in DA lodgements
+637.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Epping iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Al Siraat College
Prep-12 · 1554 students
St Peter's School
Prep-6 · 348 students
St Mary of the Cross MacKillop Catholic Parish Primary School
Prep-6 · 595 students
St Monica's College - Davisson Street
7-12 · 2185 students
Harvest Home Primary School
Prep-6 · 885 students
Demographics
Epping sits 5 years younger than the national median age at 35, shaped by migrant families in the household formation stage. At 42.6% born overseas, the community is 21 percentage points above the national average, higher than comparable outer-north suburbs like Lalor or Mill Park. Arabic, Punjabi, and Macedonian are the three most spoken non-English languages, reflecting distinct waves of settlement. Islam (4,165 residents) and Hinduism (2,305) sit alongside a Christian majority of 14,965, which helps explain Al Siraat College's enrolment of 1,554, the largest school in the suburb. University-educated residents make up 33.9%, 3.8 percentage points above the national share.
Age Distribution
Bedrooms
Dwelling Structure
81.2%
Houses
17.0%
Townhouse
1.8%
Apartment
Tenure
The overwhelming majority of homes (81.2%) are detached houses, with semi-detached at 17.0% and apartments at just 1.8%, a profile more suburban than many comparable-priced Melbourne postcodes. Ownership is split 26.6% outright and 43.2% on a mortgage, with 30.3% renting. The 4-bedroom-plus cohort at 35.5% is notably large, consistent with the suburb's large average household size of 2.9 persons. Prices grew from $366,500 in 2013 to $690,000 in mid-2024, a CAGR of 4.6% over 14 years. At current prices, the price-to-household-income ratio sits around 8x, higher than the national average but lower than comparable outer suburbs closer to the city.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$361
HH Size
2.9
Personal Income / wk
$709
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.1%
Unoccupied
572
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
17.4%
Couples, no children
27,861
Total families
Economy & Employment
Healthcare dominates at 19.9% of workers (1,881 people), anchored by Northern Hospital nearby. Construction (10.8%) and Education (9.3%) rank second and third, reflecting a suburb still actively building out. Labourers (1,735) and Machinery/Drivers (1,588) form a blue-collar base larger than in higher-income outer suburbs. Unemployment is 7.0%, above the national average, and a participation rate of 57% reflects households with one non-working parent. Household income sits at the 58th percentile. SEIFA IRSD decile 4 indicates mild relative disadvantage, while IRSAD decile 5 is closer to the national midpoint.
Unemployment
5.4%
Labour Force
7,345
Unemployed
395
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.8%
Part-time
29.2%
Participation
57.0%
Employed
14,051
Occupations
Top Industries
University
33.9%
Postgraduate
9.8%
Born Overseas
42.6%
Dwellings
10,696
Transport to Work
Public transport usage is low at 4.7%, with 88.0% of residents driving to work, which reflects the suburb's car-dependent layout and limited rail frequency. The crime rate of 104.8 per 1,000 residents is elevated, with property and deception offences accounting for 2,176 of 3,510 incidents, a pattern common in high-density outer suburbs with active retail corridors. Schools span a wide quality range: Al Siraat College leads with an ICSEA of 1,067 and 1,554 enrolments, while Lalor North Secondary College sits at ICSEA 960. St Monica's College serves 2,185 secondary students with an ICSEA of 1,059. SEIFA IRSAD decile 5 places Epping at the national midpoint for overall advantage.
Drive
88.0%
Public Transport
4.7%
Walk / Cycle
1.2%
Work from Home
N/A
Population Forecast
+3.78%/yr
(+488 people/yr)
High GrowthPopulation grew 98.9% over the past decade and is forecast to add roughly 488 persons per year under the trend scenario, reaching approximately 16,920 by 2031 compared to around 12,895 in 2025. Overseas migration is the primary driver, with net international arrivals of 235 per year offsetting net internal outflows of 238 as established residents move to quieter or more affordable areas. The suburb is not gentrifying, classified as a new development area, so appreciation will track infrastructure investment rather than displacement dynamics. Real incomes declined 7.1% over the past decade, meaning growth is population-driven, not income-driven.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+235
Net Internal / yr
-238
Gentrification Signal
New development
Safety & Crime
Total Offences
3,510
Year ending June 2024
Rate per 1,000 People
104.8
Offence Categories
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Epping compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Epping a good suburb to live in?
Epping suits families seeking space and affordable homeownership within 30 km of Melbourne's CBD. The median house price of $690,000 with a mortgage-to-income ratio of 24% means most dual-income families can buy without financial stress. The trade-off is heavy car dependence at 88% and a crime rate of 104.8 per 1,000 residents, which is above average.
What is the median house price in Epping?
The median house price in Epping is $690,000 as of April-June 2024. That is up 88.3% from $366,500 in 2013, a CAGR of 4.6% over 14 years. The market has been stable recently, with the peak at $690,500 in January-March 2024 and the latest reading essentially flat.
What schools are in Epping?
Epping has 10 schools. Al Siraat College (ICSEA 1,067, 1,554 students) is the largest independent school. Catholic secondary schooling is provided by St Monica's College (ICSEA 1,059, 2,185 students). Government primaries include Harvest Home (ICSEA 1,043, 885 students) and Epping Views (ICSEA 1,029). Lalor North Secondary College (ICSEA 960) serves the government secondary cohort.
Is Epping safe?
Epping's crime rate is 104.8 incidents per 1,000 residents, which is elevated compared to Melbourne's overall rate. The majority of crimes are property and deception offences (2,176 of 3,510 total incidents). Crimes against the person account for 499 incidents. As in most high-growth outer suburbs, the rate is linked to commercial activity and population density rather than targeted violence.
Is Epping good for property investment?
Epping offers moderate investment conditions. Rental demand is supported by a 30.3% renter share and overseas migration of 235 net arrivals per year. Rents grew 12.1% recently and median weekly rent is $361. The main risk is a vacancy rate of 5.1% and 50 planning permits lodged in 12 months, meaning new supply could soften yields in the short term.
How is Epping's population changing?
Epping's population grew 98.9% over the past decade and is forecast to grow at 3.78% annually, adding roughly 488 persons per year. By 2031 the medium projection reaches approximately 16,920 residents. Growth is almost entirely driven by overseas migration, with net international arrivals of 235 per year. Net internal migration is negative at minus 238, as longer-term residents relocate elsewhere.
What languages are spoken in Epping?
With 42.6% of residents born overseas, 21 percentage points above the national average, Epping is linguistically diverse. Arabic is the most common non-English language with 1,159 speakers, followed by Punjabi (963), Macedonian (882), Italian (541), and Greek (453), reflecting distinct migrant communities that settled in successive waves from the 1960s to the present day.
Is there much development happening in Epping?
Yes. Epping recorded 50 planning permit applications in the past 12 months, including a 42-lot subdivision approved in March 2026. The suburb is classified as a new development area rather than a gentrifying one, meaning growth is primarily greenfield and infill rather than displacement of existing residents. This level of activity is consistent with its high-growth classification.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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