Epping - East

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 was approximately 13,874 as of November 2025. From the 2021 Census figure of 13,144 people, this reflects an increase of 730 individuals (5.6%). This change is inferred from ABS' estimated resident population of 13,492 in June 2024 and an additional 171 validated new addresses since the Census date. The population density was around 1,785 persons per square kilometer, exceeding national averages according to AreaSearch's assessments. Overseas migration contributed approximately 81.3% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch employs VIC State Government's Regional/LGA projections from 2023 with adjustments made using weighted aggregation methods. Growth rates by age group are applied across all areas for years 2032 to 2041. Based on these projections, the area is expected to grow exceptionally, placing it in the top 10 percent of Australian statistical areas. By 2041, the population is projected to increase by 6,220 persons, reflecting a total increase 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 FY-20 to FY-25, totalling 208 homes. As of FY-26, 18 approvals have been recorded. Despite a decrease in population during this period, development activity has been relatively adequate, benefiting buyers with new homes constructed at an average expected construction cost value of $225,000, which is below regional levels, indicating more affordable housing choices. This financial year, $17.2 million in commercial development approvals have been recorded, suggesting balanced commercial development activity compared to Greater Melbourne where construction is 79.0% higher per person on average.

The constrained new construction typically reinforces demand and pricing for existing dwellings, which is also below the national average, reflecting the area's established nature and potential planning limitations. New development consists of 86.0% standalone homes and 14.0% townhouses or apartments, maintaining Epping - East's traditional suburban character with a focus on family homes. With around 2300 people per dwelling approval, the area reflects a highly mature market. According to AreaSearch's latest quarterly estimate, Epping - East is projected to add approximately 5,838 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.

Future projections show Epping - East adding 5,838 residents by 2041 (from the latest AreaSearch quarterly estimate). At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

Epping - East has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 11 projects likely affecting the region. Notable ones are Derby Meadows Preschool Redevelopment, Aurora Estate Expansion, Melbourne Food Innovation and Export Hub (MFIX), and New Epping Health Hub. The following list details those most relevant.

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

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

Epping - East shows employment indicators that trail behind approximately 70% of regions assessed across Australia

Epping - East has a skilled workforce with notable representation in the construction sector. The area's unemployment rate was 5.3% in September 2025, with an estimated employment growth of 0.8% over the past year.

As of this date, 7,076 residents were employed while the unemployment rate was 0.7% higher than Greater Melbourne's rate of 4.7%. Workforce participation lagged significantly at 58.2%, compared to Greater Melbourne's 64.1%. Key industries for employment among residents were health care & social assistance, construction, and retail trade. Construction had particularly notable concentration with employment levels at 1.3 times the regional average.

Professional & technical services had limited presence with 4.3% employment compared to the regional average of 10.1%. The area appeared to offer limited local employment opportunities, as indicated by the count of Census working population versus resident population. During the year to September 2025, employment levels increased by 0.8%, and labour force increased by 0.1%, causing the unemployment rate to fall by 0.6 percentage points. In contrast, Greater Melbourne saw employment rise by 3.0% while unemployment rose by 0.3 percentage points. State-level data from November 25 showed Victoria's employment grew by 1.13% year-on-year, with an unemployment rate of 4.7%. National employment forecasts from May-25 projected national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Epping - East's employment mix suggested local employment should increase by 6.1% over five years and 12.9% over ten years.

Income levels sit below national averages according to AreaSearch assessment

The Epping - East SA2's median income among taxpayers was $48,222 in financial year 2022. The average income stood at $55,241 during the same period. In comparison, Greater Melbourne had a median income of $54,892 and an average income of $73,761. By September 2025, estimates suggest the median income would be approximately $54,086 and the average income around $61,958 based on Wage Price Index growth of 12.16%. According to Census 2021 data, household income ranked at the 45th percentile ($1,675 weekly) while personal income was at the 27th percentile. Income analysis showed that 38.4% of locals (5,327 people) fell into the $1,500 - 2,999 category, which is consistent with broader regional trends showing 32.8% in the same category. Housing affordability pressures were severe, with only 84.0% of income remaining, ranking at the 46th percentile.

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

The dwelling structure in Epping - East, 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 the remaining dwellings either mortgaged (44.8%) or rented (25.6%). The median monthly mortgage repayment in the area was $1,708, below Melbourne metro's average of $1,900. The median weekly rent figure was $360, compared to Melbourne metro's $371. Nationally, Epping - East's mortgage repayments were lower than the Australian average of $1,863, while 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 constitute 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 comprise the remaining 20.7%, with lone person households at 18.5% and group households making up 2.3% of the total. The median household size is 2.9 people, which aligns with the Greater Melbourne average.

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

The area's university qualification rate is 22.5%, significantly lower than Greater Melbourne's average of 37.0%. Bachelor degrees are the most common at 14.8%, followed by postgraduate qualifications (5.5%) and graduate diplomas (2.2%). Vocational credentials are prevalent, with 34.6% of residents aged 15+ holding them, including advanced diplomas (11.8%) and certificates (22.8%). Educational participation is high at 34.1%, with 11.5% in primary education, 8.9% in secondary education, and 5.7% pursuing tertiary education.

Educational participation is notably high, with 34.1% of residents currently enrolled in formal education. This includes 11.5% in primary education, 8.9% in secondary education, and 5.7% pursuing tertiary education.

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

Public transport analysis shows 42 active transport stops operating within Epping - East area. These are served by a mix of buses. There are 9 individual routes operating, providing a total of 6,732 weekly passenger trips.

Transport accessibility is rated as good, with residents typically located 251 meters from the nearest transport stop. Service frequency averages 961 trips per day across all routes, equating 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 shows superior health outcomes with lower prevalence of common conditions among its general population compared to national averages. However, older and at-risk cohorts display higher rates. Private health cover stands at approximately 48% (~6,604 people), lower than Greater Melbourne's 49.8% and the national average of 55.3%.

Asthma and arthritis are the most prevalent conditions, affecting 7.5% and 6.8% respectively. 72.5% of residents report no medical ailments, slightly below Greater Melbourne's 74.0%. The area has a higher proportion of seniors aged 65 and over at 17.0% (2,355 people), compared to Greater Melbourne's 13.2%. 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 high cultural diversity, with 37.2% of its population born overseas and 46.6% speaking a language other than English at home. Christianity is the predominant religion in Epping-East, comprising 52.2% of the population. Islam is overrepresented in Epping-East compared to Greater Melbourne, making up 12.0% versus 9.1%.

The top three ancestry groups are Other (17.8%), Australian (16.7%), and English (14.5%). Notable divergences include Macedonian at 5.8% (versus 4.6% regionally), Italian at 10.8% (versus 9.6%), and Greek at 4.9% (versus 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 years. The 55-64 age group comprises 12.3% of Epping - East's population compared to Greater Melbourne, while the 25-34 cohort makes up 14.0%. Between 2021 and present, the 65-74 age group has increased from 8.1% to 9.4%, whereas the 25-34 cohort has decreased from 15.0% to 14.0%. By 2041, demographic projections indicate significant changes 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 previous figure of 1,304.