North Epping
A $2,300,000 median house price sits alongside near-total detached housing here, and the two facts reinforce each other. Separate houses make up 91.8% of dwellings while apartments are just 2.8%, so scarce supply keeps detached prices high. Household income reaches the 97.5th percentile nationally, and the suburb scores decile 10 on both IRSAD and the IEO education index. University qualifications run at 62.1%, which is 32 points above the national figure, and the median age of 44 is 4 years older than national. The average household holds 3.1 people, 0.6 above national, reflecting a family base that wants the 4-plus bedroom homes making up 61.1% of stock.
Population
4,657
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$3,062/wk
DAs (12 months)iDevelopment Applications lodged in the past year
46
Median House
$2.3M
2024-2025 (PSI derived)
The $2,300,000 median places North Epping among Sydney's upper-tier markets, and prices rose 8.9% from $2,255,000 in 2024 to $2,455,500 in 2025. Buyers come for houses rather than units: 91.8% of dwellings are separate houses and 4-plus bedroom homes account for 61.1% of stock, with three-bedroom homes a further 32.7%. That family-sized supply suits the 3.1 average household size, 0.6 above national. Monthly mortgage repayments average $3,000, giving a mortgage-to-income ratio of 22.6%, well below the 30% stress threshold because household income sits in the 97.5th percentile. Owners dominate, with 47.7% holding outright and 40.7% on a mortgage, leaving only 11.7% renting, so listings are tightly held and turn over slowly at a 13.9% mobility rate.
For Buyers
The $2,300,000 median places North Epping among Sydney's upper-tier markets, and prices rose 8.9% from $2,255,000 in 2024 to $2,455,500 in 2025. Buyers come for houses rather than units: 91.8% of dwellings are separate houses and 4-plus bedroom homes account for 61.1% of stock, with three-bedroom homes a further 32.7%. That family-sized supply suits the 3.1 average household size, 0.6 above national. Monthly mortgage repayments average $3,000, giving a mortgage-to-income ratio of 22.6%, well below the 30% stress threshold because household income sits in the 97.5th percentile. Owners dominate, with 47.7% holding outright and 40.7% on a mortgage, leaving only 11.7% renting, so listings are tightly held and turn over slowly at a 13.9% mobility rate.
For Investors
Only 11.7% of residents rent, so the tenant pool is shallow compared with most Sydney markets, and weekly rent of $615 against the $2,300,000 median implies a gross yield near 1.4%. The 4.3% vacancy rate is moderate rather than tight. Demand support leans on overseas migration, which adds a net 364 residents a year while internal migration removes 102, the same pattern driving an Active gentrification stage scored at 40. Rent grew 19.0% over the period, and development is modest at 41 applications in 12 months, mostly alterations and single dwelling rebuilds rather than new supply. The investment case rests on capital growth and rent escalation more than yield, since the 8.9% one-year price move far outpaces the rental return.
Development Activity
Total DAs
291
Last 12 Months
46
YoY ChangeiYear-over-year change in DA lodgements
-9.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in North Epping iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Epping North Public School
K-6 · 382 students
Demographics
The median age of 44 is 4 years above national, and the resident mix is more international than the suburb's leafy profile suggests: 37.1% were born overseas, 15.5 points above national. Ancestry leads with English (1,302) and Chinese (947), followed by Irish (411) and Scottish (383), and the top non-English languages are Mandarin (211), Cantonese (118) and Korean (75 speakers). University qualifications at 62.1% run 32 points above the national figure, which tracks with the decile 10 IEO score for education and occupation. Average household size is 3.1, which is 0.6 above national, consistent with a family base where couples with children (1,922 families) outnumber couples without children (830). Christianity (2,289) leads religions ahead of Hinduism (198) and Buddhism (148).
Age Distribution
Bedrooms
Dwelling Structure
91.8%
Houses
5.4%
Townhouse
2.8%
Apartment
Tenure
Tenure tilts heavily toward owners: 47.7% own outright, 40.7% carry a mortgage and only 11.7% rent. Outright owners outnumbering mortgage holders points to long-held, debt-free wealth and slow turnover, reinforced by a 13.9% mobility rate. The stock is 91.8% separate houses and just 2.8% apartments, and that scarcity of anything smaller keeps detached prices elevated. Four-plus bedroom homes make up 61.1% of dwellings with three-bedroom at 32.7%, leaving two-bedroom stock at 4.2%. The median rose from $2,255,000 to $2,455,500 across 2024 and 2025, an 8.9% one-year move. Mortgage-to-income sits at 22.6% and rent-to-income at 20.1%, both below the 30% stress line, which is unusual for a $2,300,000 median and only possible because incomes reach the 97.5th percentile.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,000
Rent / wk
$615
HH Size
3.1
Personal Income / wk
$1,036
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.3%
Unoccupied
68
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.4%
Couples, no children
4,270
Total families
Economy & Employment
The workforce concentrates in knowledge sectors: Professional/Tech leads at 18.5% (340 workers), Healthcare follows at 15.2% (279) and Education at 13.4% (246), with Finance at 9.9% and Construction at 6.2%. By occupation, Professionals (987) and Managers (434) dominate, which aligns with the decile 10 IEO score for education and occupation. Unemployment is low at 4.5% and the full-time employment rate is 66.0%. Participation reads 58.4%, below what the income would suggest, because the older age profile leaves 1,299 residents not in the labour force. Real incomes grew 22.5% over the decade. One anomaly stands out: the IER economic resources score sits at decile 7 against decile 10 on IRSAD, a gap that reflects how mortgage-heavy households at 40.7% pull down aggregate resource measures despite high earnings.
Unemployment
2.2%
Labour Force
9,896
Unemployed
217
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.0%
Part-time
29.5%
Participation
58.4%
Employed
2,103
Occupations
Top Industries
University
62.1%
Postgraduate
22.9%
Born Overseas
37.1%
Dwellings
1,506
Transport to Work
Daily life leans on the car, with 84.2% driving to work against 5.2% on public transport and 4.3% walking or cycling, a higher car reliance than the national pattern and a function of the suburb's distance from the rail line. The area earns decile 10 on IRSAD, the top advantage tier nationally, and decile 9 on IRSD for relative disadvantage, meaning very few residents face deprivation. Volunteering runs at 23.8% and only 3.5% (159 people) need daily assistance despite the older median age of 44. No schools are recorded inside the 2.33 km2 boundary in this dataset, so families rely on institutions in neighbouring Epping, a practical trade-off offset by the spacious 1,996 residents per km2 density, well below inner-city levels.
Drive
84.2%
Public Transport
5.2%
Walk / Cycle
4.3%
Work from Home
N/A
Population Forecast
+2.14%/yr
(+336 people/yr)
EstablishedNorth Epping is expanding faster than its established status implies, with annual population growth of 2.14% and a 39.0% rise over 10 years. The primary driver is overseas migration, adding a net 364 residents a year while internal migration removes 102, a pattern that pushed the gentrification stage to Active with a score of 40. Affordability improved from 61.8% in 2011 to 48.8% in 2021 as real incomes grew 22.5%, though it stays high relative to most markets. The working-age share rose 2.8 points and the young-adult share 1.2 points over the decade, a counter to the older median age and a signal that families are replacing departing residents. With no recorded COVID dip, the trajectory has stayed steadier than many inner-Sydney suburbs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+364
Net Internal / yr
-102
Gentrification Signal
Active
Population +45% since 2011, Net internal outflow -102/yr, Strong overseas inflow +364/yr, Accelerating: 3% → 40%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How North Epping compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Epping a good suburb to live in?
North Epping scores decile 10 on IRSAD and the IEO education index, the top advantage tier nationally, with household income in the 97.5th percentile. University qualifications reach 62.1%, 32 points above national. The main trade-off is a high $2,300,000 median house price and car-dependent transport at 84.2% driving.
What is the median house price in North Epping?
The median house price is $2,300,000. Prices rose 8.9% from $2,255,000 in 2024 to $2,455,500 in 2025. Weekly rent averages $615 and monthly mortgage repayments run about $3,000, giving a mortgage-to-income ratio of 22.6%, below the 30% stress threshold.
What schools are in North Epping?
No schools are recorded inside the 2.33 km2 North Epping boundary in this dataset, so families rely on schools in neighbouring Epping. The local population is highly educated, with university qualifications at 62.1%, which is 32 points above the national figure.
Is North Epping safe?
Detailed crime statistics are not available for North Epping in this dataset. As an indirect indicator, the suburb scores decile 9 on the IRSD index of relative disadvantage, near the highest tier, and only 3.5% of its 4,657 residents need daily assistance, both consistent with a low-disadvantage area.
Is North Epping good for property investment?
Rent of $615 a week against a $2,300,000 median gives a gross yield near 1.4%, and only 11.7% of residents rent, so the tenant pool is shallow. Net overseas migration of 364 a year supports demand, but with prices up 8.9% in a year, returns depend on capital growth more than yield.
How is North Epping's population changing?
Population is growing 2.14% a year, a 39.0% rise over 10 years, driven by net overseas migration of 364 residents annually against an internal outflow of 102. The working-age share rose 2.8 points over the decade, classifying the suburb as an Active gentrification stage scored at 40.
What languages are spoken in North Epping?
About 37.1% of residents were born overseas, 15.5 points above national. English dominates, with Mandarin (211 speakers), Cantonese (118), Korean (75) and Hindi (39) the most common non-English languages, reflecting an international resident mix led by Chinese ancestry at 947 people.
How much development is happening in North Epping?
There were 41 development applications lodged in the past 12 months, modest for the area. Most are alterations or single dwelling rebuilds rather than new supply, consistent with a stock that is 91.8% separate houses and tightly held, with 47.7% of owners holding outright.
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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