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 is approximately 8,859 as of November 2025. This figure reflects an increase of 655 people since the 2021 Census, which reported a population of 8,204 people. The change is inferred from the estimated resident population of 8,473 in June 2024 and an additional 342 validated new addresses since the Census date. This results in a density ratio of 558 persons per square kilometer. Epping - South's growth rate of 8.0% since the census is within 0.9 percentage points of the national average (8.9%). Population growth was primarily driven by overseas migration.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered, it utilises VIC State Government's Regional/LGA projections from 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Exceptional growth is predicted over the period, placing Epping - South in the top 10 percent of Australian statistical areas. The area is expected to grow by 4,203 persons to 2041 based on the latest population numbers, reflecting an increase of 42.4% in total 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. Over the past five financial years, from FY21 to FY25, 62 homes were approved, with an additional three approved so far in FY26. The population has decreased during this period, suggesting that new supply has likely kept pace with demand, offering buyers good choice.

The average expected construction cost value of new dwellings is $210,000, which is below regional levels, indicating more affordable housing options for buyers. This financial year, $119.4 million in commercial approvals have been registered, reflecting strong commercial development momentum. Compared to Greater Melbourne and nationally, Epping South records lower building activity, at 90.0% and 50.0% below average respectively, which typically strengthens demand and prices for existing properties. 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 represents a shift from the area's current housing composition, which is 78.0% houses. The estimated population per dwelling approval in Epping South is 2622 people, reflecting its quiet development environment. Population forecasts indicate that the area will gain 3757 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 in local infrastructure significantly affect an area's performance. AreaSearch has identified 53 projects that may impact this region. Notable ones include New Epping Health Hub, Melbourne Food Innovation and Export Hub (MFIX), Northern Hospital Redevelopment, and New Epping. The following list details those likely to be 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.

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

Epping - South has a skilled workforce with strong manufacturing and industrial sectors. The unemployment rate was 7.1% as of June 2024.

Employment growth over the past year was estimated at 4.0%. As of June 2025, there are 4,085 residents in work with an unemployment rate of 9.6%, which is 2.5% above Greater Melbourne's rate of 4.6%. Workforce participation is lower at 55.3%, compared to Greater Melbourne's 64.1%. Employment is concentrated in health care & social assistance, retail trade, and construction.

The area has a particular employment specialization in transport, postal & warehousing, with an employment share of 1.7 times the regional level. Professional & technical services show lower representation at 5.1% compared to the regional average of 10.1%. There are 1.8 workers for every resident, indicating that the area functions as an employment hub attracting workers from surrounding areas. During the year to June 2025, employment levels increased by 4.0%, while labour force increased by 1.4%, causing the unemployment rate to fall by 2.4 percentage points. In contrast, Greater Melbourne experienced employment growth of 3.5% and labour force growth of 4.0%, with a rise in unemployment rate by 0.5 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 project that national employment will expand by 6.6% over five years and 13.7% over ten years, but growth rates differ significantly between industry sectors. 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.

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. The average income in the area was $50,617 during this period. Both figures are below the national average. In Greater Melbourne, the median income was $54,892 and the average was $73,761 for the same financial year. Based on Wage Price Index growth of 12.16% since then, current estimates suggest the median income in Epping - South would be approximately $49,559 as of September 2025, with an average of around $56,772. Census data indicates that household, family and personal incomes in Epping - South fall between the 17th and 32nd percentiles nationally. Income distribution data reveals that 34.7% of individuals in the area earn between $1,500 and $2,999, which mirrors regional levels where 32.8% occupy this bracket. Housing affordability pressures are severe in Epping - South, with only 84.2% of income remaining after housing costs, ranking at the 33rd percentile nationally.

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 the rest being mortgaged (30.3%) or rented (35.1%). The median monthly mortgage repayment was $1,500, below Melbourne metro's average of $1,900. The median weekly rent was $350, compared to Melbourne metro's $371. Nationally, Epping - South's mortgage repayments were significantly lower than the Australian average of $1,863, while 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 make up 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, 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 has lower university qualification rates at 22.2%, compared to Greater Melbourne's average of 37.0%. Bachelor degrees are the most common at 14.0%, followed by postgraduate qualifications (6.6%) and graduate diplomas (1.6%). Vocational credentials, such as advanced diplomas (11.0%) and certificates (19.9%), are held by 30.9% of residents aged 15+. Educational participation is high with 29.1% currently enrolled in formal education, including primary (8.8%), secondary (7.2%), and tertiary (5.2%).

There are seven schools operating within the area, educating approximately 3,234 students. The area's ICSEA score is 1009, indicating typical Australian school conditions with balanced educational opportunities. Educational provision includes three primary and four secondary institutions. As an education hub, the area has a high ratio of school places to residents at 36.5 per 100, significantly above the regional average of 13.1, attracting students from nearby communities. Note that for schools with 'n/a' enrolments, please refer to their parent campus.

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

Epping-South has 75 active transport stops offering a mix of train and bus services. These stops are served by 11 individual routes, facilitating 12,610 weekly passenger trips in total. The area's 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, equating to 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

Health indicators show below-average outcomes in Epping - South. Common health conditions are somewhat typical of the general population but higher than the national average among older cohorts. Private health cover is extremely low at approximately 46% of the total population (~4,092 people), compared to 49.8% across Greater Melbourne and a national average of 55.3%.

The most common medical conditions are arthritis (7.6%) and mental health issues (7.5%). 69.8% of residents declare themselves completely clear of medical ailments, compared to 74.0% in Greater Melbourne. Epping - South has 18.3% of residents aged 65 and over (1,622 people), higher than the 13.2% in Greater Melbourne. Health outcomes among seniors present some challenges requiring 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 a high cultural diversity, with 44.3% of its population born overseas and 51.5% speaking a language other than English at home. Christianity is the main religion in Epping-South, comprising 49.4% of its population. Notably, the 'Other' category makes up 5.3% of the population, higher than the 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 show notable differences: Macedonian is overrepresented at 5.9%, Italian is equally represented at 9.6%, and Serbian is slightly overrepresented at 0.9%.

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

The median age in Epping-South was 38 years as of the 2021 Census, closely resembling Greater Melbourne's average age of 37 and Australia's median age of 38. Compared to Greater Melbourne, Epping-South had a higher proportion of residents aged 65-74 (9.7%) but fewer individuals aged 5-14 (10.2%). Between the 2016 and 2021 Censuses, the population aged 75-84 grew from 5.0% to 6.5%, while the 45-54 age group decreased from 12.0% to 10.7%. By 2041, projections indicate significant changes in Epping-South's age distribution, with the 55-64 cohort expected to grow by 52% (an increase of 554 people), reaching a total of 1,627 from its previous figure of 1,072.