Epping (Vic.)

Epping lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

By analysing ABS population updates and new addresses validated by AreaSearch, as of Nov 2025, Epping's estimated population is around 36,040. This reflects a growth of 2,551 people since the 2021 Census, which reported a population of 33,489. The change was inferred from AreaSearch's estimate of 34,878 residents following examination of ABS' latest ERP data release (June 2024) and an additional 864 validated new addresses since the Census date. This results in a density ratio of 1,021 persons per square kilometer, comparable to averages seen across other locations assessed by AreaSearch. Epping's growth rate of 7.6% since census is within 1.3 percentage points of the national average (8.9%). Overseas migration contributed approximately 73.0% of overall population gains during recent periods.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises VIC State Government's Regional/LGA projections from 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Considering projected demographic shifts, exceptional growth is predicted over the period, placing the suburb in the top 10 percent of Australian statistical areas. By 2041, Epping's population is expected to increase by 18,264 persons based on aggregated SA2-level projections, reflecting a total increase of 47.3% 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 of ABS building approval numbers allocated from statistical area data shows Epping averaged around 89 new dwelling approvals each year. Over the past five financial years, between FY21 and FY25, an estimated 445 homes were approved, with a further 20 approved so far in FY26. Despite population decline over recent years, housing supply has remained adequate relative to demand, creating a balanced market with good buyer choice.

New dwellings are developed at an average value of $323,000, below the regional average, suggesting more affordable housing options for buyers. This financial year, there have been $253.8 million in commercial approvals, indicating robust local business investment. Compared to Greater Melbourne, Epping records markedly lower building activity, with 82.0% fewer approvals per person, which typically strengthens demand and prices for existing properties. This is also below the national average, reflecting the area's maturity and possible planning constraints. New development consists of 69.0% detached dwellings and 31.0% medium and high-density housing, offering choices across price ranges from spacious family homes to compact options.

The location has approximately 471 people per dwelling approval, indicating an established area. Looking ahead, Epping is expected to grow by 17,034 residents through to 2041, according to the latest AreaSearch quarterly estimate. If current construction levels persist, housing supply may lag population growth, likely intensifying buyer competition and underpinning price growth.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 65 projects likely to impact the area. Notable projects include New Epping Health Hub, Melbourne Food Innovation and Export Hub (MFIX), Northern Hospital Redevelopment, and Cooper Street Employment Precinct. The following list details those most 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 strong representation in manufacturing and industrial sectors. Its unemployment rate was 5.1% as of June 2025, with an estimated employment growth of 2.8% over the past year.

This figure is based on AreaSearch aggregation of statistical area data. As of June 2025, there were 18,191 residents in work, with an unemployment rate of 5.6%, which is 0.5% higher than Greater Melbourne's rate of 4.6%. The workforce participation rate was 60.7%, somewhat below Greater Melbourne's rate of 64.1%. Employment among residents is concentrated in health care & social assistance, retail trade, and construction sectors.

Notably, transport, postal & warehousing has employment levels at 1.6 times the regional average. However, professional & technical services employ only 4.9% of local workers, compared to Greater Melbourne's 10.1%. The ratio of 0.7 workers per resident indicates a level of local employment opportunities above the norm. Over the 12 months to June 2025, employment increased by 2.8%, while labour force increased by 1.4%, causing the unemployment rate to fall by 1.3 percentage points. In contrast, Greater Melbourne experienced employment growth of 3.5% and labour force growth of 4.0%, with a rise in unemployment rate by 0.5 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 offer further insight into potential future demand within Epping. These projections suggest that national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, with growth rates varying significantly between industry sectors. Applying these industry-specific projections to Epping's employment mix suggests local employment should increase by 6.2% over five years and 13.2% over ten years.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year ended June 2022 shows that median income in Epping is $49,337. The average income stands at $56,518. This contrasts with Greater Melbourne's median income of $54,892 and average income of $73,761. Based on Wage Price Index growth of 12.16% since financial year ended June 2022, current estimates for Epping would be approximately $55,336 (median) and $63,391 (average) as of September 2025. Census data reveals that household, family and personal incomes in Epping rank modestly, between the 30th and 45th percentiles. Income analysis shows that 38.4% of the population, equating to 13,839 individuals, fall within the $1,500 - $2,999 income range, similar to the surrounding region where 32.8% occupy this 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%, similar to Melbourne metro, with mortgaged dwellings at 43.2% and rented ones at 30.2%. The median monthly mortgage repayment in Epping was $1,733, lower than Melbourne's average of $1,900. Median weekly rent in Epping was $361, compared to Melbourne's $371. Nationally, Epping's mortgage repayments were below 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 constitute 78.8% of all households, including 42.5% couples with children, 20.4% couples without children, and 14.5% single parent families. Non-family households account for the remaining 21.2%, with lone person households at 18.5% and group households comprising 2.7% of the total. The median household size is 2.9 people, which aligns with the Greater Melbourne average.

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

The area's university qualification rate is 25.5%, significantly lower than Greater Melbourne's average of 37.0%. This presents both a challenge and an opportunity for targeted educational initiatives. 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 at 12.1% and certificates at 19.7%.

Educational participation is high, with 33.3% of residents currently enrolled in formal education. This includes 11.9% in primary, 8.2% in secondary, and 5.3% in tertiary education. There are 15 schools serving 8,453 students, with typical Australian school conditions (ICSEA: 1014) offering balanced educational opportunities. The educational mix includes 7 primary, 7 secondary, and 1 K-12 school. The area functions as an education hub, with 23.4 school places per 100 residents – significantly above the regional average of 13.0 – attracting students from surrounding communities. Note: where schools show 'n/a' for enrolments, please refer to the parent campus.

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

The analysis shows that there are 159 active public transport stops in Epping. These include both train and bus services. There are 14 different routes operating in total, which together provide 15,079 weekly passenger trips.

The accessibility of these transport services is rated as good, with residents typically located an average of 233 meters from the nearest stop. On a daily basis, there are an average of 2,154 trips across all routes, which equates to approximately 94 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 metrics in Epping. Prevalence of common health conditions is low among the general population but higher than national averages for older, at-risk cohorts.

Approximately 49% (~17,746 people) have private health cover, lower than the national average of 55.3%. Asthma and mental health issues are most common, affecting 6.7 and 6.3% respectively. 75.0% report no medical ailments, slightly higher than Greater Melbourne's 74.0%. Epping has 13.9% residents aged 65 and over (5,009 people). Health outcomes among seniors require more attention than the broader population.

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. However, Islam is overrepresented compared to Greater Melbourne, comprising 13.6% versus 9.1%.

The top three ancestry groups in Epping are Other (21.8%), Australian (13.9%), and English (12.3%). Notably, Macedonian (6.1%) and Italian (9.9%) ethnicities are overrepresented compared to regional averages of 4.6% and 9.6%, respectively. Sri Lankan ethnicity is also slightly higher at 1.0%.

Epping's population is younger than the national pattern

Epping's median age in 2021 was 35 years, slightly younger than Greater Melbourne's 37 and the national average of 38 years. In that year, the 5-14 age group constituted 13.1% of Epping's population compared to Greater Melbourne, while the 25-34 cohort made up 15.1%. Between 2021 and present, the 15-24 age group has increased from 12.1% to 12.8%, whereas the 5-14 cohort has decreased from 14.1% to 13.1%. By 2041, population forecasts indicate significant demographic changes in Epping, with the 45-54 age group projected to rise substantially by 69%, from 4,324 people in 2021 to 7,307 people.