Epping (Vic.)

Population growth drivers in Epping are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

As of Nov 2025, the estimated population of the Epping (Vic.) statistical area (Lv2) is around 35,617. This reflects an increase of 2,128 people since the 2021 Census, which reported a population of 33,489. The change was inferred from the resident population of 35,056 estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2024) and an additional 864 validated new addresses since the Census date. This level of population equates to a density ratio of 1,009 persons per square kilometer. Population growth for the area was primarily driven by overseas migration contributing approximately 73.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022. For areas not covered, AreaSearch utilises the VIC State Government's Regional/LGA projections released in 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group from these aggregations are applied across all areas for years 2032 to 2041. Considering projected demographic shifts, exceptional growth is predicted over the period with the area expected to increase by 18,264 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 49.0% in total over the 17 years.

Residential development activity is lower than average in Epping according to AreaSearch's national comparison of local real estate markets

AreaSearch analysis shows Epping averaging around 90 new dwelling approvals annually. Between FY-21 and FY-25, approximately 451 homes were approved, with another 50 in FY-26 so far. Despite recent population decline, housing supply has been adequate relative to demand, maintaining a balanced market with good buyer choice.

Average construction cost for new dwellings is around $330,000. This year, $253.5 million in commercial approvals have been registered, indicating robust local business investment. Compared to Greater Melbourne, Epping has significantly lower building activity (82.0% below regional average per person), which typically strengthens demand and prices for existing properties. New development comprises 70.0% standalone homes and 30.0% attached dwellings, preserving the area's suburban character focused on family homes. With around 432 people per approval, Epping indicates a mature market.

By 2041, Epping is projected to grow by 17,457 residents. If current development rates persist, housing supply may not keep pace with population growth, potentially increasing buyer competition and supporting stronger price growth.

Epping has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 66 projects that could affect this region. Notable initiatives include Melbourne Food Innovation and Export Hub (MFIX), Northern Hospital Redevelopment Project, New Epping Health Hub, and Northern Hospital Redevelopment. The following list details those most likely to be relevant.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

Epping shows employment indicators that trail behind approximately 70% of regions assessed across Australia

Epping has a skilled workforce with strongly represented manufacturing and industrial sectors. The unemployment rate was 5.6% in the past year, with an estimated employment growth of 0.7%.

As of September 2025, 18,153 residents were employed, while the unemployment rate was 0.9% higher than Greater Melbourne's rate of 4.7%. Workforce participation was lower at 60.7%, compared to Greater Melbourne's 64.1%. Leading employment industries included health care & social assistance, retail trade, and construction. The area had a notable concentration in transport, postal & warehousing, with employment levels at 1.6 times the regional average.

Conversely, professional & technical services showed lower representation at 4.9% versus the regional average of 10.1%. The ratio of 0.7 workers per resident indicated local employment opportunities above the norm. In the past year, employment increased by 0.7%, while labour force grew by 0.2%, leading to a decrease in unemployment by 0.4 percentage points. This contrasted with Greater Melbourne, where employment rose by 3.0% and unemployment rose by 0.3 percentage points. State-level data from 25-Nov showed Victoria's employment grew by 1.13% year-on-year, adding 41,950 jobs, with an unemployment rate of 4.7%. National employment forecasts from May-25 projected national employment growth at 6.6% over five years and 13.7% over ten years. Applying these projections to Epping's employment mix suggested local employment should increase by 6.2% over five years and 13.2% over ten years, based on a simple weighting extrapolation for illustrative purposes.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data released for financial year 2023 shows Epping's median income among taxpayers is $49,400. The average income in this period is $56,592. This is below the national average. Greater Melbourne's median income is $57,688 with an average of $75,164 during the same financial year. Based on Wage Price Index growth of 8.25% since financial year 2023, current estimates for Epping would be approximately $53,476 (median) and $61,261 (average) as of September 2025. Census data reveals household, family and personal incomes in Epping rank modestly, between the 30th and 45th percentiles. Income distribution shows 38.4% of the population falls within the $1,500 - $2,999 range, with a total of 13,676 individuals in this category. This is consistent with broader trends across the metropolitan region where 32.8% fall into the same income bracket. Housing affordability pressures are severe in Epping, with only 83.1% of income remaining after housing costs, ranking at the 45th percentile.

Epping is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Epping's dwelling structure, as per the latest Census, consisted of 81.2% houses and 18.8% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Melbourne metro's 87.2% houses and 12.8% other dwellings. Home ownership in Epping was 26.6%, with mortgaged dwellings at 43.2% and rented ones at 30.2%. The median monthly mortgage repayment in the area was $1,733, below Melbourne metro's average of $1,900. The median weekly rent figure in Epping was $361, compared to Melbourne metro's $371. Nationally, Epping's mortgage repayments were lower than the Australian average of $1,863, and rents were less than the national figure of $375.

Epping features high concentrations of family households, with a fairly typical median household size

Family households account for 78.8% of all households, including 42.5% that are couples with children, 20.4% that are couples without children, and 14.5% that are single parent families. Non-family households make up the remaining 21.2%, consisting of 18.5% lone person households and 2.7% group households. The median household size is 2.9 people, which matches the average for Greater Melbourne.

Epping performs slightly above the national average for education, showing competitive qualification levels and steady academic outcomes

The area has university qualification rates of 25.5%, significantly lower than Greater Melbourne's average of 37.0%. Bachelor degrees are the most common at 16.6%, followed by postgraduate qualifications (6.8%) and graduate diplomas (2.1%). Vocational credentials are prominent, with 31.8% of residents aged 15+ holding them - advanced diplomas account for 12.1% and certificates for 19.7%. Educational participation is high, with 33.3% currently enrolled in formal education: 11.9% in primary, 8.2% in secondary, and 5.3% in tertiary education.

Educational participation is notably high, with 33.3% of residents currently enrolled in formal education. This includes 11.9% in primary education, 8.2% in secondary education, and 5.3% pursuing tertiary education.

Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Epping has 162 active public transport stops, consisting of both train and bus services. These stops are served by 14 different routes, together offering 9,578 weekly passenger trips. The accessibility of transport in Epping is rated as good, with residents typically residing 231 meters away from the nearest stop.

On average, there are 1,368 trips per day across all routes, which equates to approximately 59 weekly trips per individual stop.

Epping's residents are extremely healthy with prevalence of common health conditions low among the general population though higher than the nation's average across older, at risk cohorts

Analysis shows strong health performance in Epping with low prevalence of common conditions overall but higher among older cohorts at risk. Private health cover is relatively low at approximately 49% (~17,548 people), compared to Australia's average of 55.7%.

The most prevalent medical conditions are asthma and mental health issues, affecting 6.7% and 6.3% of residents respectively. 75.0% report no medical ailments, slightly higher than Greater Melbourne's 74.0%. Epping has 13.9% seniors (4,950 people), with health outcomes requiring more attention in this age group.

Epping is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Epping has a high level of cultural diversity, with 42.6% of its population born overseas and 53.6% speaking a language other than English at home. Christianity is the predominant religion in Epping, making up 48.7% of the population. Islam is overrepresented compared to Greater Melbourne, comprising 13.6% versus 9.1%.

The top three ancestry groups are Other (21.8%), Australian (13.9%), and English (12.3%). Notably, Macedonian (6.1%) and Italian (9.9%) ethnic groups are overrepresented in Epping compared to regional averages of 4.6% and 9.6%, respectively. Sri Lankan ethnicity is also slightly overrepresented at 1%.

Epping's population is younger than the national pattern

Epping's median age was 35 years in the latest data, slightly younger than Greater Melbourne's 37 and the national average of 38 years. The 5-14 age group constituted 13.1%, higher than Greater Melbourne's percentage, while the 25-34 cohort made up 15.1%. Between 2021 and present, the 15 to 24 age group increased from 12.1% to 12.8%, whereas the 5 to 14 cohort decreased from 14.1% to 13.1%. By 2041, population forecasts indicate significant demographic shifts in Epping, with the 45-54 age group expected to grow by 3,032 people (71%), rising from 4,274 to 7,307.