Epping - East
Statistical Area - sa2

Epping - East has seen population growth performance typically on par with national averages when looking at short and medium term trends

Epping - East's population is 13,874 as of November 2025. This reflects a growth from 13,144 in the 2021 Census, an increase of 730 people (5.6%). The change is inferred from ABS' June 2024 estimate of 13,492 and 171 validated new addresses since the Census date. This results in a population density of 1,785 persons per square kilometer, above national averages assessed by AreaSearch. Overseas migration contributed approximately 81.3% of recent population gains.

AreaSearch uses ABS/Geoscience Australia projections released in 2024 with a base year of 2022 for each SA2 area. For uncovered areas, it utilises VIC State Government's Regional/LGA projections from 2023, adjusted using weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Based on these projections, Epping - East is predicted to grow exceptionally, placing it in the top 10 percent of Australian statistical areas. It is expected to increase by 6,220 persons to 2041, reflecting a total growth of 42.1% over the 17 years.

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

Epping - East has averaged approximately 41 new dwelling approvals annually over the past five financial years from FY2017 to FY2021, totalling 208 homes. As of FY26, which began on July 1st, 2025 and will end on June 30th, 2026, 14 approvals have been recorded so far. During this period, the population has fallen slightly, but development activity has remained adequate relative to the population change, which could be beneficial for buyers. The average expected construction cost value of new homes being built is around $225,000, which is lower than regional levels, suggesting more affordable housing choices for buyers in the area.

In terms of commercial development, $17.2 million worth of approvals have been recorded this financial year, indicating balanced commercial development activity in Epping - East compared to Greater Melbourne. However, new construction in Epping - East is substantially reduced (79.0% below regional average per person), which typically reinforces demand and pricing for existing dwellings due to constrained supply. This is also under the national average, suggesting that the area has an established nature and potential planning limitations. The type of new development in Epping - East consists predominantly of standalone homes at 86.0%, with townhouses or apartments making up the remaining 14.0%. This maintains the area's traditional suburban character with a focus on family homes, appealing to those seeking space.

With approximately 2300 people per dwelling approval, Epping - East reflects a highly mature market. Future projections indicate that Epping - East is expected to add around 5,838 residents by the year 2041. If current development rates continue, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases in the area.

Epping - East has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 11 projects likely impacting the area. Notable projects include Derby Meadows Preschool Redevelopment, Epping Road Upgrade, Melbourne Food Innovation and Export Hub (MFIX), and Aurora Estate Expansion. The following list details those most relevant:.

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

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

Employment conditions in Epping - East remain below the national average according to AreaSearch analysis

Epping - East has a skilled workforce with notable representation in the construction sector. Its unemployment rate was 4.9% as of June 2025, with an estimated employment growth of 3.0% over the past year.

As of that date, 7,162 residents were employed, while the unemployment rate was 0.2% higher than Greater Melbourne's rate of 4.6%. Workforce participation in Epping - East was significantly lower at 58.2%, compared to Greater Melbourne's 64.1%. Key industries of employment among residents included health care & social assistance, construction, and retail trade, with a notable concentration in construction at 1.3 times the regional average. Professional & technical services had limited presence with only 4.3% employment compared to the regional average of 10.1%.

The area appears to offer limited local employment opportunities, as indicated by the count of Census working population versus resident population. Between June 2024 and June 2025, employment levels increased by 3.0%, while labour force grew by 1.4%, leading to a decrease in unemployment rate by 1.5 percentage points. In contrast, Greater Melbourne saw employment rise by 3.5% and the labour force grow by 4.0%, with an increase in unemployment of 0.5 percentage points. National employment forecasts from Jobs and Skills Australia, released in May 2025, project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Epping - East's employment mix suggests local growth of approximately 6.1% over five years and 12.9% over ten years.

Income levels sit below national averages according to AreaSearch assessment

Epping - East's median income among taxpayers was $48,222 in financial year 2022. The average income stood at $55,241 during the same period. These figures compare to Greater Melbourne's median income of $54,892 and average income of $73,761 respectively. Based on Wage Price Index growth of 12.16% since financial year 2022, estimated median income as of September 2025 is approximately $54,086, with the estimated average income being around $61,958. According to Census 2021 data, household income ranks at the 46th percentile ($1,675 weekly), while personal income sits at the 27th percentile. Income analysis shows that 38.4% of locals (5,327 people) fall within the $1,500 - 2,999 income category. Housing affordability pressures are severe, with only 84.0% of income remaining after housing costs, ranking at the 47th percentile.

Epping - East is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Epping - East's dwelling structure, as per the latest Census, consisted of 81.1% houses and 18.9% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Melbourne metro had 87.2% houses and 12.8% other dwellings. Home ownership in Epping - East was at 29.6%, with mortgaged dwellings at 44.8% and rented ones at 25.6%. The median monthly mortgage repayment in the area was $1,708, lower than Melbourne metro's average of $1,900. The median weekly rent figure for Epping - East was recorded at $360, compared to Melbourne metro's $371. Nationally, Epping - East's mortgage repayments were below the Australian average of $1,863, and rents were less than the national figure of $375.

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

Family households comprise 79.3% of all households, including 42.4% couples with children, 21.3% couples without children, and 14.3% single parent families. Non-family households account for the remaining 20.7%, with lone person households at 18.5% and group households comprising 2.3%. The median household size is 2.9 people, which matches the Greater Melbourne average.

Educational attainment in Epping - East aligns closely with national averages, showing typical qualification patterns and performance metrics

The area faces educational challenges, with university qualification rates at 22.5%, significantly below the Greater Melbourne average of 37.0%. This presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are most common at 14.8%, followed by postgraduate qualifications (5.5%) and graduate diplomas (2.2%). Trade and technical skills are prominent, with 34.6% of residents aged 15+ holding vocational credentials – advanced diplomas (11.8%) and certificates (22.8%).

Educational participation is high, with 34.1% of residents currently enrolled in formal education. This includes primary education (11.5%), secondary education (8.9%), and tertiary education (5.7%). Epping - East has 4 schools with a combined enrollment of 2,882 students, demonstrating typical Australian school conditions (ICSEA: 991) with balanced educational opportunities. The educational mix includes 1 primary, 2 secondary, and 1 K-12 school. The area serves as an education hub with 20.8 school places per 100 residents – significantly above the regional average of 13.1 – attracting students from surrounding communities. Note: where schools show 'n/a' for enrolments, please refer to parent campus.

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

Analysis of public transport in the Epping - East area shows that there are currently 42 active transport stops operating. These stops serve a mix of bus routes, with a total of 9 individual routes providing service. The weekly passenger trips across these routes amount to 6,732.

Transport accessibility is rated as good, with residents on average located 251 meters from the nearest transport stop. Service frequency averages 961 trips per day across all routes, which equates to approximately 160 weekly trips per individual stop.

The level of general health in Epping - East is notably higher than the national average with prevalence of common health conditions low among the general population though higher than the nation's average across older, at risk cohorts

Epping East demonstrates above-average health outcomes with a low prevalence of common health conditions among its general population compared to national averages. However, health outcomes are less favourable among older and at-risk cohorts. Private health cover is found to be very low in Epping East, with approximately 48% of the total population (~6,604 people) having it, compared to 49.8% across Greater Melbourne and a national average of 55.3%.

The most common medical conditions are asthma (7.5%) and arthritis (6.8%), while 72.5% of residents declare themselves completely clear of medical ailments, compared to 74.0% in Greater Melbourne. Epping East has a higher proportion of seniors aged 65 and over at 17.0% (2,355 people), compared to 13.2% in Greater Melbourne. Health outcomes among seniors require more attention than the broader population.

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

Epping-East has a high level of cultural diversity, with 37.2% of its population born overseas and 46.6% speaking a language other than English at home. The predominant religion in Epping-East is Christianity, accounting for 52.2% of the population. Islam is notably overrepresented, comprising 12.0% compared to Greater Melbourne's 9.1%.

The top three ancestry groups are Other (17.8%), Australian (16.7%), and English (14.5%). Macedonian, Italian, and Greek ethnicities also have notable representation in Epping-East at 5.8%, 10.8%, and 4.9% respectively, compared to regional averages of 4.6%, 9.6%, and 4.1%.

Epping - East's population is slightly younger than the national pattern

Epping-East has a median age of 37, matching Greater Melbourne's figure and closely resembling Australia's median age of 38. The 55-64 age group comprises 12.3% of Epping-East's population, higher than Greater Melbourne's percentage. Meanwhile, the 25-34 cohort makes up 14.0%, which is lower compared to Greater Melbourne. Between 2021 and present, the 65-74 age group has increased from 8.1% to 9.4% of Epping-East's population. Conversely, the 25-34 cohort has decreased from 15.0% to 14.0%. By 2041, demographic projections indicate significant shifts in Epping-East's age structure. Notably, the 65-74 group is projected to grow by 76%, adding 988 people and reaching a total of 2,293 from its current figure of 1,304.