Epsom (Vic.)

Suburb (SAL)

Rest of Vic. / Bendigo

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Data Sources ABSValuer GeneralRental BoardACARA Newest Oct 2026 · Refreshed ABS QuickStats SAL20879 How we calculate this
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Suburb (SAL) Boundary Analysis

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.

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Sales ActivityProperty Sales Trends in Epsom (Vic.)

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DemographicsPopulation Growth in Epsom (Vic.)

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Epsom (Vic.) has an estimated 5,450 residents, up from 5,014 at the 2021 Census — a change of 436 people, or 8.7%. Growth has averaged 1.4% a year over five years. 195 new addresses have been validated here since Census night. Natural increase accounts for 43.0% of that increase. That puts 610 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

As of Aug 2026, demographic evaluations by AreaSearch combining regional ABS updates and 195 post-enumeration validated new addresses indicate that the suburb of Epsom (Vic.) has reached an estimated population of around 5,450. This represents an expansion of 436 people (8.7%) compared to the 5,014 people counted during the 2021 Census, building on the June 2025 ABS ERP baseline estimate of 5,293 residents. The local density sits at 610 persons per square kilometer, offering generous space per resident alongside capacity for additional settlement. With an 8.7% rate of expansion since the 2021 census, the suburb outpaced the 4.4% recorded across the broader SA3 area as well as the surrounding SA4 region, establishing it as a primary regional growth center.

Natural increase served as the main engine of expansion, generating approximately 43.0% of recent population additions, complemented by positive contributions from both overseas migration and interstate migration. Long-range demographic modelling for the suburb of Epsom (Vic.) incorporates 2024 ABS/Geoscience Australia SA2 projections based on 2022 data, supplemented where necessary by 2023 VIC State Government LGA projections adjusted to SA2 boundaries via weighted aggregation, with cohort-specific rates applied across all areas for 2032 to 2041. Over the 16 years running to 2041, aggregated SA2 figures indicate the community will expand by 2,464 persons, representing a 42.3% total population increase that ranks the suburb among the top 10 percent of non-metropolitan growth areas nationwide.

Frequently Asked Questions - Population

What is the latest population estimate for the suburb of Epsom?
Total population for the suburb of Epsom was estimated to be approximately 5,450 as at Aug 26. This is based upon an estimated resident population of 5,293 from the ABS up to June 2025.
How has the population in the suburb of Epsom changed since 2021?
The suburb of epsom has added approximately 436 people and shown a 8.70% increase from the 5,014 people recorded at the 2021 Census period.
What is the population density in the suburb of Epsom?
The population density in the suburb of Epsom is estimated at 610 persons per square kilometer based on the latest population estimate.
How much has the population grown over the past 10 years in the suburb of Epsom?
Over the past 10 years, the population in the suburb of Epsom has shown a compound annual growth rate of 2.4% per annum.
What are the main drivers of population growth in the suburb of Epsom?
Population growth in the suburb of Epsom is driven by: Natural increase (43.0%), Interstate migration (40.0%), Overseas migration (17.0%). The primary driver is Natural increase, contributing 43.0% of overall population gains.

Residential SupplyHousing Development & Building Approvals in Epsom (Vic.)

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316 new dwellings have been approved in Epsom (Vic.) over the past five years, an average of 63 a year. That places the area in the 67th percentile for residential development activity nationally, about 12 approvals per 1,000 residents a year. Of the 52 dwellings approved in the latest reporting year, 98% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 48, 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

Residential construction across Epsom has maintained an average annual volume of roughly 63 new dwelling approvals over the past 5 financial years, representing an aggregate of 316 homes, with 48 approvals logged to date in FY-25. Across the FY-21 to FY-25 window, population inflows tracked at an average of 1.4 people per year for every completed residence, indicating a balanced relationship between building activity and local demand. Expected construction costs for new dwellings averaged $401,000, while commercial approvals accounted for $296,000 in the current financial year, highlighting the primarily residential focus of local planning.

Per capita building approvals in Epsom exceed the Rest of Vic. benchmark by 56.0%, broadening housing opportunities for incoming buyers. The construction pipeline is overwhelmingly oriented toward low-density living, with detached houses making up 98.0% of activity compared to 2.0% attached dwellings. Overall, the ratio of approximately 116 people per approval underscores an active development landscape tailored to space-oriented residential buyers. Forecasts from the latest quarterly AreaSearch assessment indicate that Epsom is on track to add 2,307 residents through to 2041. While ongoing residential building continues to match this upward trajectory at a solid pace, prospective purchasers may face heightened competition as the local population base expands.

Frequently Asked Questions - Development

How many dwelling approvals have occurred in the suburb of Epsom recently?
Dwelling approval activity in the the suburb of Epsom area has seen 208 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The suburb of Epsom's current population of 5,450 has been supported by 63 approvals on average over recent years.
How does the suburb of Epsom's development activity compare to the broader region?
The suburb of Epsom has seen 1.0 approvals per 100 people in recent years, compared to 0.75 approvals in the broader region. This means that one dwelling has been approved for every 115 people in the suburb of Epsom, compared to one for every 145 in the broader region.
Is the suburb of Epsom keeping up with housing demand?
With the population expected to increase by 2,307 people by 2041, around 1,154 new dwellings will be necessary. Recent approval levels appear more than sufficient to meet these forecasts, considering the census average of 2.0 persons per dwelling. This suggests that population growth may exceed trend projections in the coming years, supported by a robust housing supply.
What has been the trend in development approvals over the past five years in the suburb of Epsom?
Looking at development activity over the past five years, the suburb of Epsom's approval levels have been significantly above the yearly average of 63, indicating strong recent growth in development activity.
How many dwellings will be needed to accommodate future population growth in the suburb of Epsom?
The population in the suburb of Epsom is expected to grow by 2,307 people by 2041, necessitating approximately 1,154 new dwellings. This calculation is based on the current census average of 2.0 persons per dwelling in the area.
How does recent development compare to population growth in the suburb of Epsom?
Over the past five years, the population in the suburb of Epsom has grown by approximately 3,743 people, while 316 residential approvals were recorded. This equates to a ratio of 11.8 people added for each new dwelling approval. This high ratio suggests strong population growth relative to housing supply, potentially indicating unmet housing demand.
Are there opportunities for residential developers in the suburb of Epsom?
With dwelling approval activity running at an average of 63 approvals per year and a population of 5,450, the market appears to be reasonably balanced between supply and demand, presenting moderate opportunities for well-positioned developments. With the population expected to increase by 2,307 people by 2041, around 1,154 new dwellings will be necessary. Recent approval levels appear more than sufficient to meet these forecasts, considering the census average of 2.0 persons per dwelling. This suggests that population growth may exceed trend projections in the coming years, supported by a robust housing supply.
Approvals Pipeline Development applications near Epsom (Vic.)

Development applications around Epsom (Vic.)

Development approvals is a new addition to AreaSearch. We’re actively expanding council coverage and refining the dataset — details and statuses for some councils may be partial. Check back regularly for the latest pipeline.
Application search is not available in Victoria. AreaSearch holds 6 applications for Epsom (Vic.), but they are a record of past activity rather than a current register. Victoria has no state-wide planning portal and its council coverage is uneven, so we have switched the search off here rather than return partial answers. We are currently investigating a solution. No credits are charged for Victorian applications, and building approvals from the ABS and the major projects we track are unaffected.

SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.

Project PipelineInfrastructure & Major Projects in Epsom (Vic.)

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AreaSearch tracks 2 current infrastructure and development projects inside Epsom (Vic.), worth an estimated $75 million. A further 42 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $2.36 billion. 15 are already under construction and 15 are due for completion within three years. The pipeline spans transport & logistics, education & training and residential development. 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 community growth is heavily guided by planning schemes and transport investments, with AreaSearch identifying 9 key infrastructure projects expected to shape the area. Major developments include Victory Christian College Epsom Campus, Epsom Village Shopping Centre Redevelopment, Maiden Gully Road/Calder Highway Intersection Upgrade, and Elmwood Epsom.

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Frequently Asked Questions - Infrastructure

What are some of the major infrastructure and planning changes likely to influence the suburb of Epsom?
Key infrastructure and planning changes likely to influence the suburb of Epsom include: Victory Christian College Epsom Campus (Construction); Epsom Village Shopping Centre Redevelopment (Construction); Maiden Gully Road/Calder Highway Intersection Upgrade (Planning); Elmwood Epsom (Now Selling); and Maiden Gully Growth Area (Planning). These projects represent significant developments that will shape the area's future infrastructure landscape.
What types of infrastructure projects are impacting the suburb of Epsom?
Infrastructure development impacting the suburb of Epsom spans multiple sectors including Transport & Logistics, Residential Development, and Education & Training, among others.
What is the scale of infrastructure investment impacting the suburb of Epsom?
Infrastructure investment analysis indicates substantial capital deployment exceeding $2.0 billion in projects that will impact the extended area.
How does the suburb of Epsom's infrastructure development compare to other areas?
The suburb of Epsom ranks in the top 20% nationally for infrastructure development, reflecting exceptional investment activity compared to similar areas across the country.
Epsom Village Shopping Centre Redevelopment
Category: Retail
Stage: Completed | Est. Comp: 2026
Source / Links: Link 1   Link 2  

The $25 million redevelopment of Epsom Village has transformed the site into a modern community and wellness hub. The project involved the delivery of new retail and dining tenancies including Dan Murphy's, Carl's Jr, and Domino's, alongside a medical centre and health facilities. While the retail component is operational, the associated $3 million Howard Street and Midland Highway intersection upgrade, long deemed the state's most dangerous, secured definitive state funding in the 2026/2027 Victorian Budget to finalize safety signalisation and lane improvements.

Retail

Victory Christian College Epsom Campus
Category: Education & Training
Stage: Construction | Est. Comp: 2031
Source / Links: Link 1   Link 2  

Stage 1 of Victory Christian College's new P-12 Epsom campus is substantially complete and opened for the 2026 school year with Prep to Year 7. The first stage includes modern learning spaces, science, art, technology and food studies facilities, covered basketball courts, play areas, administration and supporting infrastructure. Future staged development will progressively add Year 8 to Year 12, additional sporting facilities, gymnasium, auditorium and expanded learning facilities, with the long-term masterplan targeting approximately 1,100 students.

Education & Training

Elmwood Epsom
Category: Residential Development
Stage: Construction | Est. Comp: 2028
Source / Links: Link 1   Link 2  

Elmwood Epsom is a 94-lot residential land estate by YourLand Developments in the White Hills precinct of Epsom, approximately 5 km north of Bendigo CBD. The estate is well advanced, with the developer continuing to market the final stages and indicating completion through 2028. The community is located close to schools, Epsom Village, public transport and the Bendigo Botanic Gardens.

Residential Development

Howard Street/Midland Highway Intersection Upgrade
Category: Transport & Logistics
Stage: Planning | Est. Comp: 0
Source / Links: Link 1   Link 2  

Intersection upgrade at Howard Street and Midland Highway in Epsom, near Bendigo. The intersection was voted the most dangerous in regional Victoria in the 2024 RACV My Country Roads Survey, with both roads carrying approximately 10,000 vehicles daily. The Victorian Government has committed 600,000 AUD for scoping and design to improve pedestrian and cyclist safety near Epsom Primary School, provide safer turning movements, and increase capacity. Construction funding has not yet been confirmed; the 2026/27 state budget allocated a share of 73.4 million AUD for regional road projects including this intersection and the Calder Highway/Maiden Gully Road intersection, with a delivery timeline still to be set.

Transport & Logistics

Calder Highway-Maiden Gully Road, Maiden Gully Intersection Upgrade
Category: Transport & Logistics
Stage: Planning | Est. Comp: 0
Source / Links: Link 1   Link 2  

Signalisation of the Calder Highway and Maiden Gully Road intersection, converting the existing three-leg junction into a signalised four-leg intersection connected to Carolyn Way, which will be converted to two-way traffic. Works include pedestrian operated signals to replace the existing school crossing and new shared user paths for pedestrians and cyclists around the intersection. Funding was confirmed in the Victorian Government's 2026-27 State Budget as part of a $73.4 million regional roads package covering multiple intersections.Department of Transport and Planning is now progressing design work ahead of a procurement stage, with construction hoped to start in 2027.

Transport & Logistics

Bendigo Low Line
Category: Transport & Logistics
Stage: Construction | Est. Comp: 2026
Source / Links: Link 1   Link 2  

The Bendigo Low Line is a 4.4 km shared walking and cycling corridor being constructed within the Bendigo Creek flood channel between Golden Square and White Hills. The project completes the missing link in the Bendigo Creek Trail and includes a sealed shared path, new access ramps, retaining walls, drainage upgrades, lighting, seating, landscaping and wayfinding. Construction remained underway through 2026 with sections progressively opening as part of the broader Bendigo Creek active transport network.

Transport & Logistics

Victory Christian College Epsom Campus - Stage 1
Category: Education & Training
Stage: Completed | Est. Comp: 2026
Source / Links: Link 1   Link 2  

First stage of Victory Christian College's new Epsom campus, comprising a two-storey education centre with 11 classrooms, a science laboratory, art room, technology laboratory, food technology room, flexible learning space and two outdoor covered basketball courts. The campus officially opened in February 2026 with around 190-200 students from Prep to Year 7. It is the college's second campus alongside the existing Strathdale site, and forms the first of a multi-stage masterplan expected to grow the Epsom campus to a capacity of around 1000-1100 students from Prep to Year 12 by the mid-2030s.

Education & Training

Larni Garingilang Central Hub, Bendigo Botanic Gardens
Category: Arts & Culture
Stage: Completed | Est. Comp: 2022
Source / Links: Link 1   Link 2  

Larni Garingilang, meaning 'home of growth' in Dja Dja Wurrung language, is a central hub and cultural precinct within the Bendigo Botanic Gardens. Opened in October 2022, the project features a visitor information centre, the Omari cafe and function centre, community rooms, and educational spaces. The site integrates sustainable water management through wetlands and a stormwater harvesting system, alongside an Indigenous garden designed in collaboration with the Dja Dja Wurrung community to reflect the 'Upside Down Country' concept of land remediation.

Arts & Culture

Jobs & IndustryEmployment Trends in Epsom (Vic.)

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2,449 residents of Epsom (Vic.) are employed, from a labour force of 2,538. Unemployment sits at 3.5%, with participation at 62.2%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.3% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 4,652, about 85% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.

Detail

Epsom features an active and skilled workforce with a strong presence in essential services and an unemployment rate of 3.5%, according to statistical area aggregations by AreaSearch. In March 2026, 2,449 residents were actively employed. The local jobless rate sits 0.2% below the Regional Vic. benchmark of 3.7%, while local labor force participation closely mirrors the 61.1% recorded for Regional Vic.. Additionally, 12.4% of workers reported working from home in Census responses, reflecting circumstances during Covid-19 restrictions. Local employment is concentrated across health care & social assistance, manufacturing, and construction.

Health care & social assistance represents a key area of local workforce specialization, commanding an employment concentration 1.2 times that of the wider region. Conversely, agriculture, forestry & fishing accounts for only 1.8% of the local working population, well below the 7.5% regional mark across Regional Vic.. Given the discrepancy between resident workers and local job positions, the suburb functions primarily as a residential catchment where many commute elsewhere for work. Over the preceding 12-month period, aggregated SALM and ABS figures show that both Epsom's labour force and total employment contracted by 1.4%, maintaining an even unemployment rate, whereas Regional Vic. recorded an employment decrease of 0.1% alongside a 0.3% drop in the labour force, resulting in a 0.2 percentage point decline. Long-term outlooks from Jobs and Skills Australia as of Mar-26 project national employment to grow 6.6% over five years and 13.7% over ten years. Extrapolating these industry trends across Epsom's sectoral profile indicates projected local job growth of 6.3% over five years and 13.6% over ten years, representing a baseline weighted projection independent of local demographic growth models.

Frequently Asked Questions - Employment

What is the employment situation in the suburb of Epsom?
As of March 2026, the suburb of Epsom has approximately 2,449 employed residents with an unemployment rate of 3.5%. This healthy unemployment rate suggests a well-functioning labour market. Employment performance is above the national median, showing positive labour market dynamics.
How does the suburb of Epsom's unemployment rate compare to the broader region?
As of March 2026, the unemployment rate in the suburb of Epsom stands at 3.5%, which is broadly in line with Regional Vic.'s rate of 3.7%. For comparison, the national unemployment rate is 4.2%.
What are the major employment sectors in the suburb of Epsom?
The employment landscape in the suburb of Epsom is dominated by several key sectors. The largest employers are health care & social assistance (20.4% of employment), manufacturing (11.1%), and construction (9.9%). Other significant employers include retail trade and education & training.
How has employment changed recently in the suburb of Epsom?
Over the past year to March 2026, the suburb of Epsom has experienced a decline in employment, with total jobs decreasing while the labour force decreased. As a result, the unemployment rate has rise. By comparison, Regional Vic. saw employment decreased and its unemployment rate dropped.
What is the workforce participation rate in the suburb of Epsom?
The workforce participation rate in the suburb of Epsom is 62.2%, which represents the proportion of working-age residents who are either employed or actively seeking work. This healthy participation rate reflects good employment opportunities and workforce engagement. The local rate leading the Regional Vic. average of 61.1%, showing similar workforce dynamics to the broader region.
Which industries are over-represented in the suburb of Epsom's employment market?
The suburb of epsom shows notable specialization in health care & social assistance, which employs 20.4% of the local workforce compared to 16.8% regionally. This moderate specialization indicates some local strength in the sector. The area also shows above-average employment in 2 other sectors, contributing to a distinctive economic profile.
What are the employment growth prospects for the suburb of Epsom?
Based on Jobs and Skills Australia projections applied to the suburb of Epsom's industry mix, employment is expected to grow by 6.3% over the next five years and 13.6% over ten years. This compares to national growth expectations of 6.6% over five years. Steady growth is anticipated across multiple sectors, providing diverse employment opportunities.
How does the job market in the suburb of Epsom compare nationally?
The suburb of epsom's employment market shows above-average performance nationally, placing in the top half of areas assessed. Employment indicators suggest healthy labour market conditions relative to other regions. Recent job advertisement trends show the broader employment region saw a 3.2% decline, ranking 26.0th out of 37 regions nationally.
What employment opportunities exist for skilled workers in the suburb of Epsom?
Skilled workers will find good opportunities in the suburb of Epsom, with skilled sectors accounting for 35.5% of employment. Key sectors for skilled workers include health care & social assistance (20.4%), education & training (7.3%), and professional & technical (3.6%). With projected employment growth of 6.3% over five years, demand for skilled workers is expected to remain strong.

EarningsHousehold Income in Epsom (Vic.)

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Median household income in Epsom (Vic.) is $1,714 a week (about $89,000 a year), with median personal income at $816 a week. ATO records put median taxable income at $53,886 a year against an average of $65,581. 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

ATO figures compiled by AreaSearch for financial year 2023 show personal earnings in Epsom sitting slightly beneath national benchmarks. Taxpayers recorded a median income of $53,886 and an average income of $65,581, compared to $50,954 and $62,728 across Regional Vic.. Accounting for a 9.62% increase in the Wage Price Index since financial year 2023, estimated earnings as of March 2026 stand at approximately $59,070 for the median and $71,890 on average. Census findings position overall personal, family, and household earnings between the 47th and 52nd percentiles. In terms of earnings brackets, 40.7% of residents (2,218 individuals) earn between $1,500 - 2,999, compared to 30.3% regionally, with households retaining 85.4% of income following mortgage or rental costs.

Frequently Asked Questions - Income

What is the median taxable income in the suburb of Epsom?
Based on Wage Price Index adjustments to March 2026, the estimated median taxable income in the suburb of Epsom is approximately $59,070. The official ATO data from FY-23 recorded a median of $53,886.
What is the average taxable income in the suburb of Epsom?
Based on Wage Price Index adjustments to March 2026, the estimated average taxable income in the suburb of Epsom is approximately $71,890. The official ATO data from FY-23 recorded an average of $65,581.
How does the median taxable income in the suburb of Epsom compare to the region?
Based on Wage Price Index adjustments to March 2026, the estimated median taxable income in the suburb of Epsom is approximately $59,070 compared to $55,856 in Regional Vic.. The official ATO data from FY-23 shows $53,886 and $50,954 respectively.
How does the average taxable income in the suburb of Epsom compare to the region?
Based on Wage Price Index adjustments to March 2026, the estimated average taxable income in the suburb of Epsom is approximately $71,890 compared to $68,762 in Regional Vic.. The official ATO data from FY-23 shows $65,581 and $62,728 respectively.
What are the main income cohorts in the suburb of Epsom according to the 2021 Census?
As per the 2021 Census, the income bracket containing the largest proportion (~40.7% / 2,218 persons) of the suburb of Epsom's population is the $1,500 - 2,999 cohort.
How do the main income cohorts in the suburb of Epsom compare to the region?
The largest income cohort in the suburb of Epsom is the $1,500 - 2,999 group, representing about 40.7% of the population. In comparison, Regional Vic.'s largest income cohort is the $1,500 - 2,999 group, representing 30.3% of its population, according to the 2021 Census.
What is the median household income in the suburb of Epsom according to the 2021 Census?
The 2021 Census data indicates that the median household income in the suburb of Epsom is $1,714/wk.
What is the median family income in the suburb of Epsom according to the 2021 Census?
According to the 2021 Census, the median family income in the suburb of Epsom is $1,962/wk.
What is the median personal income in the suburb of Epsom according to the 2021 Census?
The 2021 Census shows that the median personal income in the suburb of Epsom is $816/wk.
How does the suburb of Epsom's income rank nationally?
According to AreaSearch's aggregation of the latest postcode level ATO data released for FY-23, the suburb of Epsom had a median income among taxpayers of $53,886 with the average level standing at $65,581. This is slightly lower than average on a national basis and compares to levels of $50,954 and $62,728 across Regional Vic. respectively. Based on Wage Price Index growth of 9.62% since FY-23, current estimates would be approximately $59,070 (median) and $71,890 (average) as of March 2026.
What is the disposable income in the suburb of Epsom?
The estimated disposable income in the suburb of Epsom is $6,345 per year according to AreaSearch analysis.
How does the suburb of Epsom's disposable income compare to the region?
The suburb of epsom's disposable income is $6,345 compared to $5,209 for Regional Vic., based on AreaSearch analysis.

Housing StockHousing & Dwellings in Epsom (Vic.)

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Epsom (Vic.) had 1,774 occupied dwellings at the 2021 Census, 96% detached houses and 0% apartments. 49% are owned with a mortgage, 24% rented and 27% owned outright. At that Census the median rent was $340 a week and the median mortgage repayment $1,473 a month. Rent absorbs 19.8% of household income here and mortgage repayments 19.8%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.

Detail

Census records show that standalone separate houses make up 95.5% of Epsom's residential stock, while semi-detached properties, apartments, and other dwellings account for 4.5%, in contrast to 90.1% houses and 9.9% other dwellings throughout Regional Vic.. Outright ownership stands at 26.5%, trailing the regional average, with 49.2% of homes mortgaged and 24.3% occupied by tenants. Median monthly mortgage repayments average $1,473 and median weekly rents sit at $340, both higher than the Regional Vic. figures of $1,430 and $285, but notably lower than national averages of $1,863 for home loans and $375 for rental accommodation.

Frequently Asked Questions - Housing

What percentage of homes are owned vs rented in the suburb of Epsom?
In the suburb of Epsom, 26.5% of homes are owned outright, 49.2% are owned with a mortgage, and 24.3% are rented.
What percentage of dwellings in the suburb of Epsom are houses?
According to the latest data, 95.5% of dwellings in the suburb of Epsom are houses.
What percentage of dwellings in the suburb of Epsom are apartments or units?
In the suburb of Epsom, 0.2% of dwellings are apartments or units, with an additional 3.1% being semi-detached dwellings.
What is the level of outright home ownership in the suburb of Epsom?
Outright home ownership in the suburb of Epsom stands at 26.5%, compared to 40.9% in Regional Vic..
What is the median monthly mortgage repayment in the suburb of Epsom?
The median monthly mortgage repayment in the suburb of Epsom is $1,473, compared to $1,430 in Regional Vic..
What is the median weekly rent in the suburb of Epsom?
The median weekly rent in the suburb of Epsom is $340, compared to $285 in Regional Vic..
What is the distribution of rental prices in the suburb of Epsom?
In the suburb of Epsom, 2.2% of rentals are $0-149/week, 49.4% are $150-349/week, 48.4% are $350-649/week, 0.0% are $650-949/week, and 0.0% are $950+/week.
What is the average monthly housing cost in the suburb of Epsom?
The aggregate monthly housing cost in the suburb of Epsom is $1,082, which represents the average monthly cost across all housing types.
What percentage of income do residents spend on housing in the suburb of Epsom?
In the suburb of Epsom, households with mortgages typically spend 19.8% of their income on mortgage repayments, while renters spend 19.8% of their income on rent.
How crowded are homes in the suburb of Epsom?
The average persons per bedroom ratio in the suburb of Epsom is 0.8, indicating the level of household density.
How does housing affordability in the suburb of Epsom compare to the region?
Housing affordability in the suburb of Epsom shows mortgage holders spending 19.8% of income on repayments (vs 23.8% regionally), while renters spend 19.8% of income on rent (vs 20.6% regionally).
What types of dwellings are most common in the suburb of Epsom?
The dwelling mix in the suburb of Epsom consists of 95.5% detached houses, 3.1% semi-detached dwellings, 0.2% apartments, and 1.2% other dwelling types.
What is the weighted average housing cost based on tenure mix in the suburb of Epsom?
Factoring in the ownership distribution, the weighted average monthly housing cost is approximately $1,082. This accounts for outright owners paying no housing costs, mortgage holders paying $1,473/month, and renters paying $1,472/month.
How affordable is housing in the suburb of Epsom relative to local incomes?
Housing in Epsom consumes approximately 14.6% of median household income ($7,422 monthly), indicating costs are highly affordable. The generally accepted benchmark is that housing should not exceed 30% of household income.
How do proposed developments compare to existing housing types in the suburb of Epsom?
Recent development applications in Epsom show attached dwellings contributing 4% of approvals compared to 4% of existing stock, while detached houses represent 96% of applications versus 96% of current dwellings. This suggests development patterns consistent with existing housing mix. The area shows minimal growth in housing density compared to other Australian locations.

HouseholdsHousehold Composition in Epsom (Vic.)

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Epsom (Vic.) counted 1,774 households at the 2021 Census, an estimated 1,928 today, averaging 2.7 people each. 36% are couples with children, against 26% couples without children. 21% of households are people living alone, and families average 1.8 children. Household and family composition is measured only by the Census, so these are 2021 figures.

Detail

Family units constitute 75.9% of local households, consisting of 35.7% couples with children, 25.9% couples without children, and 13.4% single parent families. The remaining 24.1% consists of non-family living arrangements, primarily lone person households at 20.8% alongside group households at 3.1%. The average household size stands at 2.7 people, exceeding the 2.4 recorded across Regional Vic..

Frequently Asked Questions - Households

How many households are in the suburb of Epsom?
As of the 2021 Census, the suburb of Epsom had 1,774 households. Based on population growth patterns, this has grown by approximately 8.7% to an estimated 1,928 households today.
What is the typical household size?
The median household size in the suburb of Epsom is 2.7 people. This compares to 2.4 in Regional Vic. and reflects the area's household composition mix.
What types of households are most common?
Family households dominate at 75.9% of all households. The remaining households consist of lone person households (20.8%), group households (3.1%), and other household types (0.0%).
How are families structured in the area?
Among the 1,346 family households, 35.7% are couples with children, 25.9% are couples without children at home, and 13.4% are single parent families. This mix shapes local demand for schools, family services, and housing types.
How does the suburb of Epsom compare to regional household patterns?
Compared to Regional Vic., the suburb of Epsom shows distinct household patterns. Family households are notably over-represented at 75.9% (versus 67.8% regionally). Conversely, lone person households are under-represented at 20.8% compared to the regional 29.3%. This family-oriented profile influences local demand for family homes, schools, and children's services.
What is the average family size?
Families in the suburb of Epsom have an average of 1.8 children, matching the Regional Vic. average of 1.8. This influences local demand for child-related services and larger family homes.
What are the marriage patterns in the suburb of Epsom?
Marriage patterns reveal 45.0% of the adult population are currently married, while 39.1% have never married. This compares to 46.3% married and 34.0% never married across Regional Vic..
How significant are single-person households?
Single-person households represent 20.8% of all households in the suburb of Epsom, notably lower than the regional average of 29.3%. This affects demand for smaller dwellings and single-person accommodation.
Are shared living arrangements common?
Group households (unrelated people sharing) account for 3.1% of households, well below the Regional Vic. average of 2.9%. This low rate suggests limited student or young professional shared accommodation.
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EducationSchools & Education in Epsom (Vic.)

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19.6% of adults in Epsom (Vic.) hold a university qualification, including 13.7% with a bachelor degree and 2.9% with postgraduate qualifications. A further 28.6% hold a vocational qualification. 1 school serves the area, with 461 enrolment places and an average ICSEA of 963 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

Tertiary qualification levels in the area present development opportunities, with 19.6% of residents holding a university degree compared to the VIC state benchmark of 33.4%. By qualification level, bachelor degrees comprise 13.7%, graduate diplomas represent 3.0%, and postgraduate credentials make up 2.9%. Vocational education is strongly represented among the population aged 15+, with 38.9% possessing technical credentials, divided between advanced diplomas (10.3%) and certificates (28.6%). Formal study participation is strong, with 31.8% of the local population engaged in education. Current enrollments include 12.4% attending primary school, 7.7% in secondary school, and 3.0% enrolled in tertiary institutions.

Frequently Asked Questions - Education

What percentage of people in the suburb of Epsom have university qualifications?
19.6% of people aged 15 and over in the suburb of Epsom have university qualifications, compared to 21.7% in the broader region.
What percentage of people in the suburb of Epsom have no formal qualifications?
41.6% of people aged 15 and over in the suburb of Epsom have no formal qualifications, compared to 40.4% regionally.
How does the suburb of Epsom's education level compare to national averages?
The suburb of epsom ranks in the 37th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
What types of qualifications are most common in the suburb of Epsom?
The most common qualifications in the suburb of Epsom are: Certificate (28.6%), Bachelor Degree (13.7%), Advanced Diploma (10.3%).
What proportion of the suburb of Epsom's population is currently attending educational institutions?
31.8% of the population in the suburb of Epsom is currently engaged in formal education, with 12.4% in primary school, 7.7% in secondary school, 3.0% at university.
What is the ICSEA score for schools in the suburb of Epsom?
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the suburb of Epsom is 963, indicating below-average socio-educational advantage compared to the national average of 1000.
How many schools are located within the suburb of Epsom?
There are 1 schools within the suburb of Epsom, with a combined enrollment of approximately 461 students.
What types of schools are available in the suburb of Epsom?
The suburb of epsom includes 1 primary school.

Schools Detail

AmenitiesServices & Amenities in Epsom (Vic.)

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Getting AroundTransport & Commuting in Epsom (Vic.)

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Public transport in Epsom (Vic.) reaches 42 stops on 9 routes, timetabled for about 1,900 services a week. The typical home sits about 290 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.7 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

Public transit across Epsom encompasses 42 active transit stops that include rail services, connected across 9 transit routes delivering 1,892 weekly passenger trips. Network access is convenient, with residents located an average of 287 meters from their nearest transit stop. Given the outward commuting orientation of the suburb, private vehicles remain the dominant travel choice at 97%, with households maintaining an above-average 1.7 vehicles per dwelling, while 12.4% worked from home at the 2021 Census amid COVID-19 conditions. Across all transit routes, service frequency averages 270 trips per day, which provides approximately 45 weekly trips per stop across the local network.

Frequently Asked Questions - Transport

How many public transport stops are in Epsom (Vic.)?
There are 42 public transport stops within the suburb of Epsom.
How frequent are the transport services in Epsom (Vic.)?
the suburb of Epsom has 1,892 weekly trips across 9 routes, averaging 270 trips per day.
How far are residents from public transport in Epsom (Vic.)?
On average, residential properties are 287 meters from the nearest transport stop.

Transport Stops Detail

HealthcareHealth Services in Epsom (Vic.)

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67.0% of residents in Epsom (Vic.) report no long-term health condition, a less healthy profile than 80% of areas nationally. 6.2% need daily assistance with core activities, and 52.8% hold private health cover. The standardised death rate runs at 6.0 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.

Detail

Public health metrics reviewed by AreaSearch indicate elevated rates of chronic illness across both younger and older cohorts within Epsom, while private health insurance membership reaches approximately 53% of residents (~2,875 people), slightly exceeding the average SA2 proportion and the 50.5% benchmark for Regional Vic.. Mental health conditions (10.2%) and asthma (9.8%) represent the two most commonly diagnosed medical concerns among local residents, while 67.0% report no long-term illnesses, outperforming the Regional Vic. rate of 63.4%. Chronic conditions are more pronounced among working-age individuals, whereas seniors aged 65 and over account for 14.3% of the community (779 people), compared to 24.0% across Regional Vic..

Frequently Asked Questions - Health

How many people in the suburb of Epsom have private health insurance?
Around 52.8% of people in the suburb of Epsom are covered by private health insurance, which compares to 50.5% in the broader region of Regional Vic..
What percentage of the population requires ongoing medical assistance in the suburb of Epsom?
In the suburb of Epsom, 6.2% of the population is identified as requiring ongoing medical assistance. This figure is slightly different from the regional average, where 6.9% of people in Regional Vic. require similar assistance.
How prevalent is asthma in the suburb of Epsom?
9.8% of people in the suburb of Epsom are diagnosed with asthma. In comparison, 8.7% of the population across Regional Vic. is affected by asthma.
What percentage of people have diabetes in the suburb of Epsom?
Diabetes affects 3.7% of the the suburb of Epsom population, while in the surrounding region, 4.6% of people are diagnosed with diabetes.
What is the percentage of people with heart disease in the suburb of Epsom?
3.1% of people in the suburb of Epsom have heart disease. Across the region of Regional Vic., 4.4% of the population is affected by heart disease.
How does the suburb of Epsom compare to the region in terms of overall private health coverage?
In the suburb of Epsom, 52.8% of the population are estimated to have private health insurance. Comparatively, Regional Vic. sees an estimated private health coverage rate of 50.5%.

Ancestry & LanguageCultural Diversity in Epsom (Vic.)

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Epsom (Vic.) is largely Australian-born, at 88.0% of residents, with 11.3% speaking a language other than English at home. The largest reported ancestries are Australian (32.2%) and English (30.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.

Detail

Cultural diversity metrics show 88.0% of the community was born in Australia, 91.7% hold Australian citizenship, and 88.7% speak only English at home. Christianity is the predominant religious affiliation, representing 44.5% of residents, while the Other category accounts for 0.8% of the population, matching the 0.8% share across Regional Vic.. The primary parental ancestries declared by residents are Australian (32.2%), English (30.0%), and Irish (9.1%). Other cultural backgrounds represented within the community include Indian at 2.2% (against 0.8% across the broader region), Maltese at 0.4% (vs 0.5%), and Samoan at 0.1% (vs 0.1%).

Frequently Asked Questions - Diversity

What is the level of cultural diversity in the suburb of Epsom?
Epsom was found to be below average in terms of cultural diversity, with 88.0% of its population born in Australia, 91.7% being citizens, and 88.7% speaking English only at home.
What is the most common religion in the suburb of Epsom?
The main religion in Epsom was found to be Christianity, which makes up 44.5% of people in Epsom. However, the most apparent overrepresentation was in Other, which comprises 0.8% of the population, compared to 0.8% across Regional Vic..
What are the top countries of origin in the suburb of Epsom?
In terms of ancestry (country of birth of parents), the top three represented groups in Epsom are Australian, comprising 32.2% of the population, English, comprising 30.0% of the population, and Irish, comprising 9.1% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Indian is notably overrepresented at 2.2% of Epsom (vs 0.8% regionally), Maltese at 0.4% (vs 0.5%) and Samoan at 0.1% (vs 0.1%).
How does the percentage of people born overseas compare to the regional average?
12.0% of the the suburb of Epsom population was born overseas, compared to 13.2% regionally.
What percentage of the the suburb of Epsom population speaks a language other than English at home?
11.3% of the population in the suburb of Epsom speaks a language other than English at home, compared to 7.6% in the wider region.
How many people in the suburb of Epsom identify as Australian Aboriginal?
1.6% of the the suburb of Epsom population identifies as Australian Aboriginal, compared to 1.4% in the region.
What is the citizenship status of the population in the suburb of Epsom?
91.7% of the the suburb of Epsom population holds citizenship, compared to 88.6% in the wider region.

Age StructureAge Profile of Epsom (Vic.)

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The median resident of Epsom (Vic.) is 32, younger than 90% of areas nationally. 26.8% 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 demographic structure of the suburb of Epsom (Vic.) is heavily weighted toward young families. Residents aged 25 - 44 represent 31.9% of the population as at August 2026, compared to 23.1% across Regional Vic., while seniors aged 65+ comprise 14.3% against a regional level of 24.0%. The median age is estimated at 32 as at August 2026, matching the figure from the 2021 Census and sitting 11 years below the Regional Vic. median of 43 at that Census, as well as below the national benchmark of 38. Retirees and older residents expanded from 12.0% at the Census to an estimated 14.3% currently, while the 25 - 44 cohort is projected to see the largest expansion to 2041, increasing by 974 individuals (56%) to 2,713.

Frequently Asked Questions - Age

What is the median age in the suburb of Epsom?
AreaSearch estimates the median age in the suburb of Epsom at 32 years as at August 2026. That is in line with the 2021 Census figure of 32 years, on an age profile AreaSearch re-estimates for population change recorded since the Census.
How does the suburb of Epsom's median age compare to broader areas?
At an estimated 32 years as at August 2026, Epsom is 11 years younger than the Regional Vic. 2021 Census average (43 years) and 6 years younger than the national Census average (38 years).
What age groups are over-represented in the suburb of Epsom?
On AreaSearch estimates updated to August 2026, the most over-represented age group in the suburb of Epsom compared to the Regional Vic. region is the 25 - 34 group, making up 15.5% of the population.
What age groups are under-represented in the suburb of Epsom?
On AreaSearch estimates updated to August 2026, the most under-represented age group in the suburb of Epsom compared to the Regional Vic. region is the 65 - 74 group, making up 8.3% of the population.
Are there age groups with notable population variances?
Yes, certain age groups in the suburb of Epsom show significant variance compared to the Regional Vic. region. The most over-represented age groups are 0-4 year-olds (8.2% vs 5.5%) and 25-34 year-olds (15.5% vs 11.0%). The most under-represented age groups are 85+ year-olds (1.5% vs 2.9%) and 75-84 year-olds (4.5% vs 8.4%).
What is the percentage of children (0-14 years) in the suburb of Epsom?
AreaSearch estimates children aged 0-14 years at 23.2% of the population in the suburb of Epsom as at August 2026.
What is the percentage of older people (65+ years) in the suburb of Epsom?
AreaSearch estimates people aged 65 and over at 14.3% of the population in the suburb of Epsom as at August 2026.

Data & MethodBoundaries, Sources & Method for Epsom (Vic.)

Data currency Refreshed

9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 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) Aug 2026 2 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 Aug 2026, with the 2021 Census supplying the small-area baseline.
Age profile ABS, Geoscience Australia, State governments Annual Aug 2026 2 months ago headline measures · 2021 Census baseline
Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate.
Development & approvals ABS, GNAF Monthly (ABS approvals) Aug 2026 2 months ago headline measures · Jul 2026 baseline
Property sales & rents Valuer General, Rental Board, ABS Weekly sales, quarterly rents Oct 2026 this month headline measures · Sep 2026 baseline
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 Oct 2026.
Infrastructure projects Infrastructure Australia, State agencies, Local governments Daily Jul 2026 3 months ago all 2 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 7 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) Sep 2026 last month headline measures · 2021 Census baseline
Transport ABS, State Transport Departments Each timetable release Jul 2026 3 months ago headline measures · 2021 Census baseline
Services & amenities Provider directories, ACECQA Continuous Sep 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 — 195 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (5,014 at the 2021 Census → 5,450 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 Aug 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 (SAL20879). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.

Common questions about this page

How do Epsom (Vic.) suburb boundaries differ from Statistical Areas?
This page uses Suburbs and Localities (SAL) boundaries (suburb-style geography). SAL represents commonly-known suburb names used in addresses, while Statistical Areas (SA2) are designed for census/statistical reporting. Even when sharing the same name, SAL and SA2 boundaries often cover different geographic areas with different populations.
Where does the data on this Epsom (Vic.) page come from?
AreaSearch compiles this page from official and industry sources — including ABS, Geoscience Australia, Valuer General, Provider directories, DEWR, JSA, State Transport Departments and ACARA — then aggregates them to the boundary shown and calculates the rankings, growth rates and benchmarks itself. Property sales come from the state valuation authority, rents from state rental bond lodgements, development applications from council and state planning portals, school data from ACARA, and public transport from state transport departments.
Is the Epsom (Vic.) data on this page just from the 2021 Census?
No. Most of this page is maintained well beyond the Census. Sourced entirely from current releases: development & approvals (Aug 2026), property sales & rents (Oct 2026), infrastructure projects (Jul 2026) and services & amenities (Sep 2026). Built on a Census baseline but carrying newer measures on top: population (to Aug 2026), age profile (to Aug 2026), employment (to Mar 2026), income (to FY 2023), education (to Sep 2026), transport (to Jul 2026) and health (to 2024). Population and age cohorts in particular are re-based to the latest ABS Estimated Resident Population rather than left at 2021 counts. Only housing, households and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.

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