Epping - South
Statistical Area - sa2

An assessment of population growth drivers in Epping - South reveals an overall ranking slightly below national averages considering recent, and medium term trends

Epping South's population was 8,204 as of June 2021. By Aug 2025, it had increased to around 8,872, a rise of 668 people (8.1%). This growth is inferred from ABS figures showing an estimated resident population of 8,478 in June 2024 and the addition of 345 validated new addresses since the Census date. The resulting population density was 559 persons per square kilometer. Epping South's growth rate since the census (8.1%) is close to the national average (8.6%), indicating strong growth fundamentals. Overseas migration was the primary driver of this growth.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by these projections, AreaSearch employs 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 the years 2032 to 2041. Future trends predict exceptional growth for Epping South, placing it in the top 10% of Australian statistical areas. By 2041, the area is expected to grow by 4,203 persons, reflecting a total increase of 42.2% over the 17 years.

The level of residential development activity in Epping - South is very low in comparison to the average area assessed nationally by AreaSearch

Epping - South has seen approximately 12 new homes approved annually. Development approval data is provided by the Australian Bureau of Statistics on a financial year basis, showing 62 homes approved over the past five years from FY-2021 to FY-2025, with three already approved in FY-2026. The population has been declining recently, but housing supply has remained adequate relative to demand, resulting in a balanced market with good buyer choice. New properties are constructed at an average expected construction cost value of $386,000, which is below the regional average, suggesting more affordable housing options for buyers.

This financial year has seen $119.4 million in commercial development approvals, indicating strong commercial development momentum. Compared to Greater Melbourne, Epping - South records significantly lower building activity, with 90.0% below the regional average per person. This scarcity of new homes typically strengthens demand and prices for existing properties. Nationally, this activity is also below average, reflecting the area's maturity and possible planning constraints. New building activity consists of 50.0% standalone homes and 50.0% townhouses or apartments, creating more affordable entry points and suiting downsizers, investors, and first-home buyers. This marks a notable shift from the current housing composition, which is 78.0% houses, indicating decreasing availability of developable sites and reflecting changing lifestyles and the need for diverse, affordable housing options. The estimated population per dwelling approval in Epping - South is 2622 people, reflecting its quiet, low activity development environment.

Population forecasts indicate that Epping - South will gain approximately 3744 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 - South has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Changes to local infrastructure significantly affect an area's performance. AreaSearch identified 58 potential impact projects in total. Key initiatives include New Epping Health Hub, Melbourne Food Innovation and Export Hub (MFIX), Northern Hospital Redevelopment Project, and Cooper Street Employment Precinct. The following list details those likely most relevant.

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

AreaSearch analysis reveals Epping - South recording weaker employment conditions than most comparable areas nationwide

Epping - South has a skilled workforce with strong representation in manufacturing and industrial sectors. Its unemployment rate was 7.1% in the past year, with an estimated employment growth of 4.0%.

As of June 2025, 4,085 residents are employed while the unemployment rate is 2.5% higher than Greater Melbourne's rate of 4.6%, and workforce participation is significantly lower at 55.3%. Employment in Epping - South is concentrated in health care & social assistance, retail trade, and construction. It has a particular specialization in transport, postal & warehousing, with an employment share 1.7 times the regional level. Conversely, professional & technical services have lower representation at 5.1% compared to the regional average of 10.1%.

The area functions as an employment hub with 1.8 workers for every resident, hosting more jobs than residents and attracting workers from surrounding areas. Between June 2024 and June 2025, employment levels in Epping - South increased by 4.0% while the labour force grew by 1.4%, leading to a decrease in unemployment rate of 2.4 percentage points. In contrast, Greater Melbourne experienced employment growth of 3.5% and labour force growth of 4.0%, with an increase in unemployment rate of 0.5 percentage points. State-level data from Sep-25 shows that Victoria's employment grew by 1.08% year-on-year, adding 39,880 jobs, with the state unemployment rate at 4.7%. National employment forecasts from Jobs and Skills Australia indicate growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Epping - South's employment mix suggests local growth of approximately 6.2%% over five years and 13.0% over ten years, based on a simple weighting extrapolation for illustrative purposes.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

AreaSearch's latest postcode level ATO data for financial year 2022 shows Epping - South's median income among taxpayers is $44,186, with an average of $50,617. This is below the national average. Greater Melbourne's median income is $54,892 and average is $73,761. Based on Wage Price Index growth of 10.11% since financial year 2022, current estimates for Epping - South would be approximately $48,653 (median) and $55,734 (average) as of March 2025. Census data reveals household, family and personal incomes in Epping - South all fall between the 17th and 32nd percentiles nationally. Distribution data shows the $1,500 - 2,999 earnings band captures 34.7% of the community (3,078 individuals), mirroring regional levels where 32.8% occupy this bracket. Housing affordability pressures are severe in Epping - South, with only 84.2% of income remaining, ranking at the 33rd percentile.

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

Epping - South's dwelling structure, as per the latest Census, consisted of 77.8% houses and 22.1% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Melbourne metro's 87.2% houses and 12.8% other dwellings. Home ownership in Epping - South stood at 34.5%, with mortgaged properties at 30.3% and rented dwellings at 35.1%. The median monthly mortgage repayment was $1,500, lower than Melbourne metro's average of $1,900. Median weekly rent in Epping - South was $350, compared to Melbourne metro's $371. Nationally, Epping - South's mortgage repayments were significantly lower than the Australian average of $1,863, and rents were less than the national figure of $375.

Epping - South has a typical household mix, with a lower-than-average median household size

Family households constitute 73.9% of all households, including 32.0% couples with children, 23.8% couples without children, and 16.6% single parent families. Non-family households account for the remaining 26.1%, with lone person households at 22.8% and group households comprising 3.2%. The median household size is 2.7 people, which is smaller than the Greater Melbourne average of 2.9.

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

The area faces educational challenges, with university qualification rates at 22.2%, 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 14.0%, followed by postgraduate qualifications (6.6%) and graduate diplomas (1.6%). Trade and technical skills are prevalent, with 30.9% of residents aged 15+ holding vocational credentials – advanced diplomas (11.0%) and certificates (19.9%).

Educational participation is high at 29.1%, including 8.8% in primary education, 7.2% in secondary education, and 5.2% pursuing tertiary education. Seven schools operate within Epping - South, educating approximately 3,234 students. The area functions as an education hub with 36.5 school places per 100 residents – significantly above the regional average of 13.1.

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

Epping - South has 75 active public transport stops offering a mix of train and bus services. These stops are served by 11 routes, collectively facilitating 12,610 weekly passenger trips. Transport accessibility is rated excellent with residents typically located 189 meters from the nearest stop.

Service frequency averages 1,801 trips per day across all routes, resulting in approximately 168 weekly trips per individual stop.

Health outcomes in Epping - South are marginally below the national average with the level of common health conditions among the general population somewhat typical, though higher than the nation's average among older cohorts

Epping - South shows below-average health indicators with common conditions prevalent at a rate somewhat typical of the general population but higher than national averages among older cohorts. Private health cover is extremely low at approximately 46% (~4,098 people), compared to Greater Melbourne's 49.8% and the national average of 55.3%. The most common conditions are arthritis (7.6%) and mental health issues (7.5%), while 69.8% report no medical ailments, compared to 74.0% in Greater Melbourne.

Residents aged 65 and over make up 18.3% (1,625 people), higher than Greater Melbourne's 13.2%. Health outcomes among seniors require more attention than the broader population.

Epping - South 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-South has significant cultural diversity, with 44.3% of its population born overseas and 51.5% speaking a language other than English at home. Christianity is the predominant religion in Epping-South, comprising 49.4% of the population. The 'Other' category shows an overrepresentation in Epping-South at 5.3%, compared to 4.4% across Greater Melbourne.

In terms of ancestry, the top three groups are Other (17.7%), English (15.0%), and Australian (14.3%). Some ethnic groups have notable differences: Macedonian is overrepresented at 5.9% in Epping-South (vs regional 4.6%), Italian remains at 9.6%, and Serbian is slightly higher at 0.9%.

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

The median age in Epping-South is close to Greater Melbourne's average of 37 years and equivalent to Australia's median of 38 years. Compared to Greater Melbourne, Epping-South has a higher percentage of residents aged 65-74 (9.7%) but fewer residents aged 5-14 (10.2%). Between the 2016 Census and the 2021 Census, the proportion of residents aged 75-84 increased from 5.0% to 6.5%. During this period, the proportion of residents aged 45-54 decreased from 12.0% to 10.7%. By 2041, Epping-South's population is expected to show significant shifts in age composition. Notably, the 55-64 age group is projected to grow by 51%, increasing from 1,074 people to 1,627.