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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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Epping (Vic.) has an estimated 35,158 residents, up from 33,489 at the 2021 Census — a change of 1,669 people, or 5.0%. 896 new addresses have been validated here since Census night. Overseas migration accounts for 73.0% of that increase. That puts 997 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to census and address validation records, the suburb of Epping (Vic.) has a population of approximately 35,158 as of May 2026. This represents an expansion of 1,669 residents (5.0%) from the 2021 Census, when the population was recorded at 33,489. The estimate relies on June 2025 demographic figures showing 35,148 inhabitants, combined with 896 validated new addresses registered since the census. The population density stands at 996 individuals per square kilometer, which aligns closely with typical suburban averages. Recent population increases were largely powered by international migration, which accounted for approximately 73.0% of the overall growth.
Projections for the suburb of Epping (Vic.) are based on demographic models published in 2024 using 2022 benchmarks, supplemented by state planning projections from 2023. These models suggest that the area will see rapid expansion, ranking in the top 10 percent of statistical regions across the country. Between the base year and 2041, the population is expected to grow by 17,356 residents, which represents a total increase of 49.3% over the 16 years.
Frequently Asked Questions - Population
460 new dwellings have been approved in Epping (Vic.) over the past five years, an average of 92 a year. That is 2.7 approvals per 1,000 residents. Of the 77 dwellings approved in the latest reporting year, 69% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 97, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Analysis of building approvals indicates that Epping averages roughly 92 new home approvals annually, with 460 residential approvals granted over the 5 financial years from FY-21 to FY-25, and 89 approvals recorded during FY-26. With household size growth averaging just 0.3 residents per new dwelling over the FY-21 to FY-25 period, construction is keeping pace with or exceeding demand, creating more opportunities for buyers and supporting population growth. The average construction cost of these new residences is $334,000. In addition, commercial development approvals reached $253.5 million this financial year, pointing to strong local business investment.
Epping experiences quiet building activity compared to the wider Melbourne metropolitan area, sitting 81.0% below the per capita regional average. This limited addition of new housing stock often supports values for existing properties. The rate of new approvals is also below the national benchmark, reflecting a mature housing market and potential planning barriers. Detached houses make up 69.0% of the new construction, while medium and high-density dwellings constitute 31.0%. With approximately 439 residents for every new residential approval, the neighborhood exhibits the characteristics of a well-established suburb. Long-term forecasts suggest Epping will add 17,346 residents by 2041. If residential construction volumes do not rise, housing supply may fall short of demographic growth, potentially heightening competition among buyers and driving up real estate values.
Frequently Asked Questions - Development
Development applications around Epping (Vic.)
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 14 current infrastructure and development projects inside Epping (Vic.), worth an estimated $8.64 billion. A further 125 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $34.1 billion. 33 are already under construction and 45 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and education & training. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure projects and planning decisions play a significant role in shaping the area. In total, 63 projects have been identified that are expected to influence the community, with major developments including the Melbourne Food Innovation and Export Hub (MFIX), the New Epping Health Hub, the Northern Hospital Redevelopment, and the New Epping estate.
Professional plan users can use the search below to filter and access additional projects.
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Frequently Asked Questions - Infrastructure
Northern Hospital Redevelopment
The $813 million Northern Hospital Redevelopment is a two-stage expansion of the Epping campus to meet the rising healthcare needs of Melbourne's fast-growing northern growth corridor. Stage 1 is delivering a four-storey Ambulatory Care Centre, which reached structural completion in October 2025 and is on track for opening in mid-2026. The new building will house outpatient, clinical and administration services with a ground link to the existing hospital. Stage 2, with John Holland appointed as Managing Contractor in October 2025, will deliver a new seven-level emergency department and inpatient unit tower fronting Cooper Street.The expanded ED will include a dedicated paediatric zone, a specialised mental health and alcohol and other drugs hub, an emergency observation unit, additional inpatient beds and more car parking. Early Works packages were advertised in late 2025, with Main Works packages being released progressively through early 2026. Once fully operational in late 2029, the redevelopment will provide nearly 200 emergency treatment spaces and support an additional 30,000 emergency patients each year. Both stages are expected to support up to 2,200 jobs during construction.
New Epping Health Hub
The New Epping Health Hub is a $1 billion state-of-the-art health and innovation precinct forming a significant public-private health cluster. Anchored by the now-operational Northern Private Hospital and the adjacent Northern Hospital, the 7-hectare hub features 80,000sqm of medical floorspace. Construction is currently underway on the $100 million New Epping Medical building, a six-storey facility providing 8,200sqm of specialist suites. Simultaneously, the $813 million Northern Hospital expansion is progressing, with the four-storey Ambulatory Care Centre structurally complete as of late 2025 and an emergency department tower under development.The precinct integrates specialist medical, research, and wellness facilities within a masterplan featuring a 2.7km nature loop.
Melbourne Food Innovation and Export Hub (MFIX)
The Melbourne Food Innovation and Export Hub (MFIX) is a planned 50-hectare precinct designed to co-locate food production, R&D, and export logistics. Situated next to the Melbourne Wholesale Fruit, Vegetable and Flower Market, it aims to create a world-class cluster for advanced food manufacturing and high-value exports. The project is a core component of the City of Whittlesea Agri-Food Plan 2023-2026, targeting the creation of over 6,000 jobs and positioning Northern Melbourne as a premier global food-tech destination.
New Epping
A 2 billion dollar urban renewal project by Riverlee transforming a 51-hectare former quarry into a carbon-neutral mixed-use precinct. The masterplan includes 2,500 dwellings across townhouses and apartments, alongside 110,000sqm of commercial space. Significant milestones reached in 2024-2025 include the opening of the Northern Private Hospital and progress on the Punthill Apartment Hotel, scheduled for 2026. The site features an 11-hectare central green spine with wetlands and a 2.7km walking trail.
Cooper Street Employment Precinct
The Cooper Street Employment Precinct is a state-significant industrial and commercial hub in Epping. It supports over 25,000 jobs across advanced manufacturing, logistics, and technology sectors. Key sub-precincts include Cooper Street West, East, and Macquarie, with major estates like 4Ten Epping and the Epping Logistics Estate under active development. The precinct is a primary gateway for Melbourne's north, featuring high-quality landscaped business parks, unique transparent cantilevered facade designs on modern warehouses, and strategic proximity to the Hume Freeway and the Melbourne Wholesale Fruit, Vegetable, and Flower Market.
Empire Epping
A bold new residential and commercial development set to redefine urban living in Epping. Features 94 apartments with one, two, and three-bedroom layouts, commercial spaces including shops, offices, a childcare centre, and a supermarket. Includes on-site amenities such as a gym, rooftop terrace, and residents garden. Offers high-end fixtures, spacious interiors, and secure parking.
Derby Meadows Preschool Redevelopment
Redevelopment and expansion of Derby Meadows Preschool to create a modern, purpose-built integrated early years facility combining a two-room kindergarten, Maternal and Child Health consulting rooms, a multipurpose space, and landscaped outdoor play areas. Funded via a partnership between the Victorian Government and the City of Whittlesea, the project will expand the facility's capacity to 66 children at a time, providing up to 132 kindergarten places locally.
Epping Activity Centre Plan
The Epping Activity Centre Plan is a long-term strategic framework that builds on the City of Whittlesea's Epping Central Structure Plan (June 2023) and forms part of the Victorian Government's Activity Centres Program under the Housing Statement. It identifies Epping as one of 10 priority Melbourne activity centres targeted to deliver more housing close to public transport, jobs and services. The plan supports between 9,800 and 13,900 new homes across the activity centre core and an 800 metre walkable catchment around Epping train station.Key features include simplified built form and design controls in the core, a deemed-to-comply pathway to streamline assessment, increased building heights graduating down toward sensitive interfaces, improved public realm and open space, and continued focus on Northern Hospital, Pacific Epping shopping centre and Melbourne Polytechnic as anchor uses. New planning controls including the Housing Choice and Transformation Zone, Built Form Overlay and Activity Centre Zone Schedule 1 were applied through planning scheme amendment GC252, approved on 11 April 2025.
18,179 residents of Epping (Vic.) are employed, from a labour force of 19,557. Unemployment sits at 7.0%, with participation at 68.3%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.2% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local workforce is characterized by a strong presence in manufacturing and industrial sectors, with employment growing by 1.0% over the last year. In March 2026, there were 18,179 employed residents, and the unemployment rate stood at 7.0%, which is 2.3% higher than the Greater Melbourne average of 4.8%. The labor force participation rate is very close to the metropolitan average of 70.2%. Census figures show that 19.0% of the workforce worked from home, though this figure was influenced by pandemic-related restrictions. The most common industries of employment for local residents are healthcare and social assistance, retail trade, and construction.
The transport, postal, and warehousing sector is particularly prominent, employing workers at 1.6 times the metropolitan average. Conversely, professional and technical services account for only 4.9% of local employment, compared to 10.1% across Greater Melbourne. With 0.7 jobs available for every working resident at the time of the census, the area offers a relatively high concentration of local employment options. During the 12 months ending March 2026, the number of employed residents rose by 1.0% while the total labor force expanded by 2.8%, leading to a 1.7 percentage point increase in the unemployment rate. Over the same period, Greater Melbourne recorded a 2.1% increase in employment, a 2.3% increase in the labor force, and a 0.2 percentage point rise in unemployment. National forecasts from May-25 project overall employment growth of 6.6% over five years and 13.7% over ten years, though individual industries will grow at different rates. Applying these national trends to the local industry mix suggests employment among residents could rise by 6.2% over five years and 13.2% over ten years.
Frequently Asked Questions - Employment
Median household income in Epping (Vic.) is $1,671 a week (about $87,000 a year), with median personal income at $709 a week. ATO records put median taxable income at $49,400 a year against an average of $56,592. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Taxation statistics from the 2023 financial year show that incomes in Epping are below national benchmarks, with a median of $49,400 and an average of $56,592, compared to the Greater Melbourne median of $57,688 and average of $75,164. Adjusting for a Wage Price Index increase of 9.62% since the 2023 financial year, estimated incomes as of March 2026 would be approximately $54,152 for the median and $62,036 for the average. Census data places local household, family, and personal incomes in the 30th to 45th percentiles nationally. A significant share of the population, 38.4% (13,500 people), earns between $1,500 and $2,999, which is slightly higher than the regional proportion of 32.8%.
Households face substantial housing costs, with 83.1% of income remaining after housing expenses, placing the area in the 45th percentile for affordability.
Frequently Asked Questions - Income
Epping (Vic.) had 10,704 occupied dwellings at the 2021 Census, 81% detached houses and 2% apartments. 43% are owned with a mortgage, 30% rented and 27% owned outright. At that Census the median rent was $361 a week and the median mortgage repayment $1,733 a month. Rent absorbs 21.6% of household income here and mortgage repayments 23.9%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census data shows that separate houses make up 81.2% of the local housing stock, while semi-detached properties, townhouses, and apartments make up 18.8%. In comparison, Greater Melbourne has 67.9% houses and 32.1% other dwelling types. Home ownership is relatively low at 26.6%, with the remaining properties being mortgaged (43.2%) or rented (30.2%). Local housing costs are lower than the metropolitan averages, with a median monthly mortgage payment of $1,733 and a median weekly rent of $361, compared to $2,000 and $390 across Greater Melbourne. These housing costs are also below the national averages of $1,863 for mortgages and $375 for rent.
Frequently Asked Questions - Housing
Epping (Vic.) counted 10,704 households at the 2021 Census, averaging 2.9 people each. 43% are couples with children, more than in 84% of areas nationally, against 20% couples without children. 19% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families comprise 78.8% of all households, with couples with children representing 42.5%, couples without children at 20.4%, and single parent families making up 14.5%. Single person households account for 18.5% of the total, while group households represent 2.7%. The average household size is 2.9 residents, which is larger than the Greater Melbourne average of 2.6.
Frequently Asked Questions - Households
25.5% of adults in Epping (Vic.) hold a university qualification, including 16.6% with a bachelor degree and 6.8% with postgraduate qualifications. A further 19.7% hold a vocational qualification. 15 schools serve the area, with 8,453 enrolment places and an average ICSEA of 1,014 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
The proportion of residents with a university qualification is 25.5%, which is below the metropolitan average of 37.0%. Among these qualifications, bachelor degrees are the most common at 16.6%, followed by postgraduate degrees at 6.8% and graduate diplomas at 2.1%. Vocational and technical training is common, with 31.8% of residents aged 15 and over holding qualification credentials, split between advanced diplomas (12.1%) and certificates (19.7%). A high proportion of the population is engaged in study, with 33.3% of residents enrolled in education. This student population includes 11.9% in primary school, 8.2% in high school, and 5.3% in higher education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Epping (Vic.) reaches 163 stops on 14 routes, timetabled for about 9,600 services a week. The typical home sits about 230 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.5 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Local transport infrastructure includes 163 active bus stops. These stops are served by 14 routes that support 9,578 passenger trips per week. The average distance to a transport stop is 231 meters. Private vehicles are the main form of transport for commuters, with 86% driving to work and 8% taking the train. Households own an average of 1.5 vehicles, which is above the regional average. In 2021, 19.0% of the workforce worked from home, which may have been influenced by lockdown conditions. Across all routes, there are 1,368 daily trips, which averages out to approximately 58 weekly trips per bus stop.
The associated mapping shows the location of the 100 closest stops to the center of the suburb.
Frequently Asked Questions - Transport
Transport Stops Detail
75.0% of residents in Epping (Vic.) report no long-term health condition. 6.3% need daily assistance with core activities, and 49.3% hold private health cover. The standardised death rate runs at 5.5 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
General health indicators are close to national averages, although older cohorts experience slightly higher rates of chronic illness than the national average. Approximately 49% of residents (~17,322 people) have private health insurance, which is lower than the Greater Melbourne rate of 56.7% and the national average of 55.7%. Asthma affects 6.7% of residents, and mental health conditions affect 6.3%. However, 75.0% of the population reported having no chronic medical conditions, which is higher than the Greater Melbourne average of 72.6%. Health outcomes are stronger for residents under the age of 65.
The suburb has 5,097 residents aged 65 and over, representing 14.5% of the population, and health outcomes in this age bracket present more challenges compared to the national average.
Frequently Asked Questions - Health
42.6% of Epping (Vic.) residents were born overseas and 53.6% speak a language other than English at home, more culturally diverse than 87% of areas nationally. The largest reported ancestries are Australian (13.9%) and English (12.3%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
The suburb is highly diverse, with 42.6% of residents born outside Australia and 53.6% speaking a language other than English at home. Christianity is the most common religion, representing 48.7% of the community. Islam has a strong presence, representing 13.6% of the population, which is higher than the Greater Melbourne average of 5.6%. The most common parental ancestries are Other at 21.8% (compared to the regional average of 14.6%), Australian at 13.9%, and English at 12.3% (compared to the regional average of 20.1%). There are also notable concentrations of specific ancestries compared to the wider metropolitan area, including Macedonian at 6.1% (compared to 0.7% regionally), Italian at 9.9% (compared to 5.2% regionally), and Sri Lankan at 1.0% (compared to 0.8% regionally).
Frequently Asked Questions - Diversity
The median resident of Epping (Vic.) is 35, younger than 76% of areas nationally. 28.0% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age is 35 years, which is younger than the Greater Melbourne median of 37 and the national average of 38. The 5 to 14 age group is well represented at 12.9%, while the 25 to 34 age bracket is smaller at 15.2%. Since 2021, the proportion of residents aged 65 to 74 grew from 7.4% to 8.4%, while the 5 to 14 cohort decreased from 14.1% to 12.9%. Projections for 2041 indicate that the 45 to 54 cohort will grow by 70%, increasing by 3,011 people from 4,289 to 7,301.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Epping (Vic.)
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2026 last month all 14 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jul 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 896 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (33,489 at the 2021 Census → 35,158 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL20878). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.