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 around 13,866 as of Aug 2025. This reflects an increase from 13,144 people reported in the 2021 Census. As of June 2024, the estimated resident population was 13,492, with an additional 168 validated new addresses since the Census date contributing to this growth. The current population density is 1,784 persons per square kilometer. Overseas migration contributed approximately 81.3% of overall population gains during recent periods.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022. For areas not covered, AreaSearch 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. By 2041, the area is projected to grow by 6,220 persons, reflecting a total increase of 42.2% over the 17-year period.

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. Development approval data is produced by the Australian Bureau of Statistics on a financial year basis, totalling 208 approvals across the past five financial years from FY-21 to FY-25, with 7 approvals so far in FY-26. The population has fallen during this period, suggesting new supply has likely been keeping up with demand, providing good choice for buyers. New properties are constructed at an average expected construction cost value of $319,000, which is under regional levels, indicating more accessible housing choices for buyers.

There have also been $17.2 million in commercial approvals this financial year, demonstrating moderate levels of commercial development. Compared to Greater Melbourne, Epping - East has significantly less development activity, with 79.0% fewer approvals per person. This limited new supply generally supports stronger demand and values for established dwellings. This level is also lower than the national average, reflecting market maturity and potentially indicating development constraints. New development consists of 86.0% detached houses and 14.0% townhouses or apartments, preserving the area's suburban nature with an emphasis on detached housing attracting space-seeking buyers.

The location has approximately 2300 people per dwelling approval, demonstrating an established market. Future projections show Epping - East adding 5,846 residents by 2041. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth.

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 13 projects likely impacting the area. Key projects include Derby Meadows Preschool Redevelopment, Epping Road Upgrade (scheduled for completion by December 2025), Melbourne Food Innovation and Export Hub (MFIX, expected to commence in late 2026), and another Epping Road Upgrade project (planned to start in mid-2027). The following list details those projects most relevant.

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

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

Epping - East has a skilled workforce with the construction sector prominently represented. Its unemployment rate was 4.9% in June 2025, slightly higher than Greater Melbourne's 4.6%.

Employment growth over the past year was estimated at 3.0%. As of June 2025, 7,162 residents were employed. The area shows strong specialization in construction with an employment share of 1.3 times the regional level. Other leading industries include health care & social assistance and retail trade.

Professional & technical services have limited presence at 4.3% compared to the regional average of 10.1%. Employment opportunities locally appear limited, as indicated by Census data comparing working population to resident population. Over the year to June 2025, employment increased by 3.0%, while labour force grew by 1.4%, leading to a fall in unemployment by 1.5 percentage points. In contrast, Greater Melbourne saw employment growth of 3.5% and unemployment rise by 0.5%. State-level data from Sep-25 shows Victoria's employment grew year-on-year by 1.08%, with an unemployment rate of 4.7%. National employment forecasts from Jobs and Skills Australia, issued in May 2025, project national 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. Comparing these figures to Greater Melbourne's of $54,892 and $73,761 respectively. Based on Wage Price Index growth of 10.11% since financial year 2022, current estimates would be approximately $53,097 for median income and $60,826 for average income as of March 2025. According to census data, household income ranks at the 46th percentile with a weekly income of $1,675. Personal income sits at the 27th percentile. Income distribution shows that 38.4% of individuals earn between $1,500 and $2,999, mirroring the region where 32.8% fall into this bracket. 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, comprised 81.1% houses and 18.9% other dwellings. In contrast, Melbourne metro had 87.2% houses and 12.8% other dwellings. Home ownership in Epping - East stood at 29.6%, with mortgaged dwellings at 44.8% and rented ones at 25.6%. The median monthly mortgage repayment was $1,708, below Melbourne metro's average of $1,900. Median weekly rent in Epping - East was $360, compared to Melbourne metro's $371. Nationally, mortgage repayments averaged $1,863 and rents were $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 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 disparity presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most prevalent 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, including 11.5% in primary, 8.9% in secondary, and 5.7% pursuing tertiary education. Epping - East's 4 schools have a combined enrollment of 2,882 students, operating under 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 functions as an education hub, offering 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

Epping - East has 42 active public transport stops, all of which are bus stops. These stops are served by 9 different routes that together facilitate 6,732 weekly passenger trips. The area's transport accessibility is deemed good, with residents located an average of 251 meters from the nearest stop.

On average, there are 961 daily trips across all routes, resulting in 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, it has higher rates among older, at-risk cohorts. The rate of private health cover is very low at approximately 48% of the total population (~6,600 people), compared to 49.8% across Greater Melbourne and a national average of 55.3%.

The most common medical conditions in the area are asthma and arthritis, affecting 7.5% and 6.8% of residents respectively. A total of 72.5% of residents declare themselves completely clear of medical ailments, compared to 74.0% across Greater Melbourne. As of June 2021, 17.0% of Epping East's population is aged 65 and over (2,354 people), which is higher than the 13.2% in Greater Melbourne. Health outcomes among seniors present some challenges that require more attention than those of 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. Christianity is the predominant religion in Epping - East, accounting for 52.2% of people. Islam is overrepresented compared to Greater Melbourne, comprising 12.0% of Epping - East's population versus 9.1%.

The top three ancestry groups are Other (17.8%), Australian (16.7%), and English (14.5%). Notably, Macedonian (5.8%), Italian (10.8%), and Greek (4.9%) ethnicities have higher representations in Epping - East than regionally.

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

Epping-East has a median age of 37, matching Greater Melbourne and closely following Australia's figure of 38 years. The 55-64 age group is prominent at 12.3%, compared to Greater Melbourne's percentage. Meanwhile, the 25-34 cohort is less prevalent at 14.0%. Between 2021 and present day, the population aged 65-74 has increased from 8.1% to 9.4%. Conversely, the 25-34 age group has decreased from 15.0% to 14.0%. Looking ahead to 2041, demographic projections indicate significant shifts in Epping-East's age structure. Notably, the 65-74 age group is expected to grow by 76%, adding 989 people and reaching a total of 2,293 from its current figure of 1,303.