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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
Sales Activity
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Population
North Epping has seen population growth performance typically on par with national averages when looking at short and medium term trends
The population of North Epping is estimated at around 4,384 as of May 2026. This reflects a decrease from the 2021 Census figure of 4,657 people, a drop of 273 individuals (5.9%). AreaSearch's estimate of 4,383 residents is based on an examination of the latest ERP data release by the ABS in June 2025 and validation of two new addresses since the Census date. This results in a population density ratio of 1,897 persons per square kilometer, above the national average assessed by AreaSearch. Overseas migration contributed approximately 88.0% of overall population gains during recent periods for North Epping.
Population projections are based on ABS/Geoscience Australia data released in 2024 with a base year of 2022 for covered SA2 areas, and NSW State Government's SA2-level projections released in 2022 with a base year of 2021 for uncovered areas. Growth rates by age group are applied to all areas from 2032 to 2041. By 2041, North Epping is forecasted to grow by 1,604 persons, reflecting a total increase of 36.6% over the 16-year period.
Frequently Asked Questions - Population
Development
Residential development activity is lower than average in North Epping according to AreaSearch's national comparison of local real estate markets
AreaSearch analysis of ABS building approval numbers shows North Epping recorded approximately 24 residential properties approved annually over the past five financial years up to FY-25, totalling an estimated 122 homes. As of FY-26, no approvals have been recorded yet. The average construction cost value of new homes is around $470,000, slightly above the regional average. North Epping has registered $3,000 in commercial approvals this financial year, indicating its residential focus.
Compared to Greater Sydney, North Epping's building activity per person is about three-quarters of the city's average, placing it among the 89th percentile nationally. However, development activity has increased recently. The majority of new buildings (93%) are townhouses or apartments, with only 7% being standalone homes. This shift from the current housing mix (92% houses) reflects reduced development site availability and changing lifestyle demands. North Epping's population density is approximately 80 people per dwelling approval, indicating a low-density market.
According to AreaSearch's latest quarterly estimate, the area is projected to gain 1,603 residents by 2041. If current development rates continue, housing supply may struggle to keep pace with population growth, potentially intensifying buyer competition and supporting price increases.
Frequently Asked Questions - Development
Development applications around North Epping
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
Infrastructure
North Epping has very high levels of nearby infrastructure activity, ranking in the top 20% nationally
Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified two projects likely to impact the area. Notable projects include Senso Epping, Northern Sydney Freight Corridor Stage 2, The Cambridge Retirement Village, and Dence Park Master Plan. The following details those expected to be most relevant.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
The Cambridge Retirement Village
Australia's tallest retirement village, this 28-storey vertical community in Epping serves as a unique intergenerational precinct. It features 158 independent living apartments and the 132-bed Epping Grand Care Community operated by Opal HealthCare. The project integrated the complete rebuild of the K-6 Our Lady Help of Christians Catholic Primary School, a new 200-seat parish hall, and the preservation of a heritage-listed church. Residents have access to premium amenities including a level 26 clubhouse, heated indoor pool, cinema, library, and rooftop entertainment spaces with city views.
Ryde Hospital Redevelopment
The $526.8 million Ryde Hospital Redevelopment is a major expansion delivering a new seven-storey Acute Services Building (ASB) on the existing Eastwood campus. Delivered by Health Infrastructure NSW with builder AW Edwards, the project consolidates services previously spread across 21 buildings into a single modern facility. The ASB will feature an expanded emergency department, intensive care unit, operating theatres and procedure rooms, medical imaging including MRI, ambulatory care centre, paediatric short-stay unit, and additional adult inpatient beds. Interim facilities including a new ICU/CCU opened in May 2025. A key milestone was reached in March 2026 with the first major concrete pour for the ASB foundations, using a sustainable mix replacing 40 per cent of traditional cement with recycled materials. Construction of the ASB is on track for completion in late 2027, with main entrance works, demolition of legacy buildings, and landscaping to follow through 2028.
Sydney Metro West
Sydney Metro West is a new 24 km underground metro railway between Westmead/Parramatta and the Sydney CBD. The line will double rail capacity between Parramatta and the CBD, serve nine confirmed stations, use driverless metro trains and support employment growth and housing supply. Tunnelling has moved into the next major delivery phase, with contracts awarded for linewide track and systems, five western stations, trains and operations, and Hunter Street Station precinct works. The project targets passenger opening in 2032.
Sydney Metro Northwest
Sydney Metro Northwest is Australia's first fully automated metro rail system. Spanning 36 km from Tallawong to Chatswood, the line features 13 stations, including 8 new stations and 5 converted from the Epping to Chatswood rail link. It features driverless trains, platform screen doors, and turn-up-and-go services every 4 minutes during peak periods. As of 2026, it forms the northern section of the M1 North West & Bankstown Line, which has successfully completed end-to-end testing from Tallawong to Bankstown.
Low and Mid-Rise Housing Policy
Comprehensive NSW state planning reforms designed to increase housing density in well-located areas. The policy mandates mid-rise apartment buildings (3-6 storeys) and low-rise multi-dwelling housing (terraces, townhouses, and dual occupancies) within 800m of 171 high-frequency transport hubs and town centres. As of May 2026, the policy is fully operational following the phased rollout of dual occupancy provisions in July 2024 and mid-rise apartment provisions in early 2025. Recent updates include refined floor space ratios (FSR) and non-refusal standards to streamline local council assessments.
Sydney Metro Program
Australia's largest public transport program, comprising multiple metro lines across Greater Sydney. The M1 City and Southwest line is operating to Sydenham, while the Sydenham to Bankstown conversion is in final testing with weekend closures scheduled from May to July 2026 as the project moves toward trial running and a second-half 2026 opening. Sydney Metro West is a 24 kilometre underground line between Westmead and Hunter Street targeting a 2032 opening, with confirmed stations at Westmead, Parramatta, Sydney Olympic Park, North Strathfield, Burwood North, Five Dock, The Bays, Pyrmont and Hunter Street. Sydney Metro Western Sydney Airport is under construction between St Marys, the new Western Sydney International Airport and Bradfield, with the objective of opening when the airport starts passenger services.
Sydney Metro West - Western Tunnelling Package
The Sydney Metro West Western Tunnelling Package is part of the 24km Sydney Metro West underground railway doubling rail capacity between Parramatta and the Sydney CBD. The AUD $2.16 billion contract awarded to the Gamuda Australia and Laing O'Rourke Consortium covers nine kilometres of twin metro rail tunnels between Sydney Olympic Park and Westmead, excavation of two new metro stations at Parramatta and Westmead, a stabling and maintenance facility at Clyde, and a precast segment manufacturing facility at Eastern Creek producing over 60,000 tunnel lining segments. TBM Betty completed the western tunnel drive, breaking through at Westmead Station in September 2025. Excavation works reached completion in December 2025, with remaining station civil and fitout works progressing ahead of the broader Sydney Metro West line opening.
Hills Shire Council Infrastructure Delivery Program 2025-2026
The Hills Shire Council's multi-year infrastructure delivery program, with the 2024-25 plan centred on a $162.8 million capital works spend covering roads, parks, paths and community facilities across the rapidly growing Hills Shire. Major works include the $24.4 million four-laning of Annangrove Road between Withers and Windsor Roads, the $20.2 million Withers Road upgrade, and the $28.5 million Boundary Road transformation including a new bridge over Killarney Chain of Ponds Creek. Additional works include the Livvi's Place expansion at Bernie Mullane Sports Complex, a cycleway along Cattai Creek, and shared pathways along Norwest Boulevard. The 2025-26 Delivery Program 2025-2029 has since been adopted, and a draft 2026-27 Hills Shire Plan proposing a $268 million investment has been released for community feedback. Council continues to advocate for $207 million in NSW Government funding to address a critical infrastructure deficit in the Box Hill growth area.
Employment
The labour market strength in North Epping positions it well ahead of most Australian regions
North Epping has a highly educated workforce with significant representation in the technology sector. The unemployment rate was 1.5% as of December 2025. Employment growth over the past year was estimated at 1.2%.
Residents' employment rate is 71.9%, compared to Greater Sydney's 68.8%. As of December 2025, 2,579 residents were employed with an unemployment rate of 2.6% below Greater Sydney's 4.2%. Sixty-point-four percent of residents work from home, possibly influenced by Covid-19 lockdowns. Key industries include professional & technical services (1.4 times the regional average), health care & social assistance, and education & training.
Construction employment is lower at 5.9% compared to the regional average of 8.6%. Between December 2024 and December 2025, employment levels increased by 1.2%, labour force grew by 0.9%, leading to a unemployment rate drop of 0.2 percentage points. In contrast, Greater Sydney saw employment growth of 2.2% and labour force growth of 2.3%. Jobs and Skills Australia's national employment forecasts from May-25 project national employment growth at 6.6% over five years and 13.7% over ten years. Applying these projections to North Epping's industry mix suggests local employment should increase by 7.4% over five years and 14.8% over ten years, though this is a simplified extrapolation for illustrative purposes only.
Frequently Asked Questions - Employment
Income
The area exhibits notably strong income performance, ranking higher than 70% of areas assessed nationally through AreaSearch analysis
North Epping's income level is very high nationally according to latest ATO data aggregated by AreaSearch for financial year 2023. The suburb's median income among taxpayers is $55,295 and average income stands at $78,115, compared to Greater Sydney's figures of $60,817 and $83,003 respectively. Based on Wage Price Index growth of 10.32% since financial year 2023, current estimates would be approximately $61,001 (median) and $86,176 (average) as of March 2026. According to 2021 Census figures, household incomes rank exceptionally at the 97th percentile ($3,062 weekly). Distribution data shows the $4000+ bracket dominates with 36.6% of residents (1,604 people), contrasting with regional levels where the $1,500 - 2,999 bracket leads at 30.9%. North Epping demonstrates considerable affluence with 50.8% earning over $3,000 per week. After housing costs, residents retain 88.4% of income, reflecting strong purchasing power and the area's SEIFA income ranking places it in the 10th decile.
Frequently Asked Questions - Income
Housing
North Epping is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership
North Epping's dwelling structures, as per the latest Census, consisted of 91.8% houses and 8.2% other dwellings (semi-detached, apartments, 'other' dwellings), contrasting with Sydney metro's 55.9% houses and 44.1% other dwellings. Home ownership in North Epping stood at 47.5%, with mortgaged dwellings at 41.0% and rented ones at 11.5%. The median monthly mortgage repayment was $3,000, higher than Sydney metro's average of $2,427. Weekly rent in North Epping was recorded at $615, compared to Sydney metro's $470. Nationally, North Epping's mortgage repayments were significantly higher than the Australian average of $1,863, while rents were substantially above the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
North Epping features high concentrations of family households, with a higher-than-average median household size
Family households comprise 85.6% of all households, including 52.6% couples with children, 25.0% couples without children, and 7.3% single parent families. Non-family households account for the remaining 14.4%, with lone person households at 13.5% and group households comprising 1.1%. The median household size is 3.1 people, larger than the Greater Sydney average of 2.7.
Frequently Asked Questions - Households
Local Schools & Education
North Epping demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics
North Epping's educational attainment exceeds national and state averages. Among residents aged 15+, 52.7% possess university qualifications, compared to Australia's 30.4% and NSW's 32.2%. Bachelor degrees are the most common (30.5%), followed by postgraduate qualifications (17.9%) and graduate diplomas (4.3%). Vocational pathways account for 21.0%, with advanced diplomas at 9.4% and certificates at 11.6%.
Educational participation is high, with 33.0% of residents currently enrolled in formal education. This includes 10.3% in primary education, 10.3% in secondary education, and 7.4% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
North Epping has 26 operational public transport stops, all serving buses. These are covered by three routes offering a total of 301 weekly passenger trips. The area's transport accessibility is excellent, with residents typically located 143 meters from the nearest stop. Most commuting in this residential zone is outward-bound, primarily by car (82%), with train use at 10%. Vehicle ownership averages 1.6 per dwelling, above regional norms. In 2021 Census data, which may reflect COVID-19 conditions, 60.4% of residents worked from home.
Service frequency averages 43 trips daily across all routes, equating to about 11 weekly trips per stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
North Epping's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups
North Epping's health outcomes show excellent results based on AreaSearch's assessment. Mortality rates and chronic condition prevalence are very low across all age groups.
Private health cover is high at approximately 58% of the total population (around 2,533 people), compared to 59.9% in Greater Sydney. The most prevalent medical conditions are asthma and arthritis, affecting 7.1 and 6.1% of residents respectively. 73.2% of residents report no medical ailments, compared to 74.6% in Greater Sydney. North Epping has 19.9% of residents aged 65 and over (872 people), higher than the 15.5% in Greater Sydney. Health outcomes among seniors are strong, aligning with national rankings for the general population.
Frequently Asked Questions - Health
Cultural Diversity
North Epping was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics
North Epping has a high level of cultural diversity, with 37.1% of its population born overseas and 33.9% speaking a language other than English at home. Christianity is the predominant religion in North Epping, comprising 50.8% of its population. However, Hinduism is overrepresented compared to Greater Sydney, making up 4.4% of North Epping's population versus 5.2%.
The top three ancestry groups are English (20.8%), Australian (20.2%), and Chinese (15.2%), with the latter being substantially higher than the regional average of 8.4%. There are notable divergences in the representation of certain ethnic groups, such as Korean at 2.8% compared to 1.1% regionally, Hungarian at 0.4% versus 0.3%, and Sri Lankan at 0.7% against 0.3%.
Frequently Asked Questions - Diversity
Age
North Epping hosts a notably older demographic compared to the national average
North Epping has a median age of 44, which is higher than Greater Sydney's figure of 37 and significantly exceeds the national norm of 38. The age group of 45-54 years shows strong representation in North Epping at 16.2%, compared to Greater Sydney. Meanwhile, the 25-34 age group is less prevalent in North Epping at 5.4%. According to the 2021 Census, the 15 to 24 age group has increased from 13.7% to 16.8% of the population. Conversely, the 25 to 34 age group has decreased from 7.0% to 5.4%. Demographic modeling indicates that North Epping's age profile will undergo significant changes by 2041. Leading this demographic shift, the 15 to 24 age group is projected to grow by 44%, adding 323 people and reaching a total of 1,060 from its current figure of 736.