Epping - South

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, as of November 2025, is approximately 8,859. This figure shows an increase of 655 people since the 2021 Census, which recorded a population of 8,204. The increase was inferred from ABS estimates: 8,473 in June 2024 and validated new addresses totalling 342 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 close to the national average of 8.9%. Overseas migration was the primary driver of population growth during this period.

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 utilises VIC State Government's Regional/LGA projections from 2023, adjusted using weighted aggregation methods. Growth rates by age group are applied across all areas for years 2032 to 2041. Future trends predict exceptional growth, with the area expected to grow by 4,203 persons by 2041, reflecting a total increase of 42.4% over the 17-year period.

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, with a total of 62 homes approved between FY21 and FY25. Three homes have been approved so far in FY26. The population has fallen during this period, suggesting that new supply has likely kept pace with demand, providing good choices for buyers.

The average expected construction cost value of new dwellings is $210,000, which is below regional levels, indicating more affordable housing options. In the current financial year, $119.4 million in commercial approvals have been registered, demonstrating strong commercial development momentum. Compared to Greater Melbourne and nationally, Epping - South records significantly lower building activity, at 90.0% below the regional average per person. This scarcity of new homes typically strengthens demand and prices for existing properties. Current development focuses on higher-density living, with an equal split between standalone homes and townhouses or apartments. This shift from the area's existing housing composition (currently 78.0% houses) indicates decreasing availability of developable sites and reflects changing lifestyles and the need for more diverse, affordable housing options. The estimated population density is 2622 people per dwelling approval, reflecting its quiet development environment.

According to AreaSearch quarterly estimates, Epping - South's population is forecasted to grow by 3757 residents by 2041. If current development rates continue, housing supply may not keep pace with this population growth, potentially increasing competition among buyers and supporting stronger price growth.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 53 projects that could affect the region. Notable initiatives include the New Epping Health Hub, Melbourne Food Innovation and Export Hub (MFIX), Northern Hospital Redevelopment, and New Epping. The following list highlights those most likely to be 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 assessment indicates Epping - South faces employment challenges relative to the majority of Australian markets

Epping - South has a skilled workforce with strong representation in manufacturing and industrial sectors. The unemployment rate was 7.4% as of September 2025.

Employment growth over the past year is estimated at 1.5%. There are 4,042 residents employed while the unemployment rate is 2.7% higher than Greater Melbourne's rate of 4.7%. Workforce participation lags at 55.3%, compared to Greater Melbourne's 64.1%. Employment is concentrated in health care & social assistance, retail trade, and construction.

The area specializes in transport, postal & warehousing with an employment share of 1.7 times the regional level. Conversely, professional & technical services show lower representation at 5.1% versus the regional average of 10.1%. There are 1.8 workers for every resident, indicating it functions as an employment hub attracting workers from surrounding areas. Between September 2024 and September 2025, employment levels increased by 1.5%, labour force increased by 0.1%, and the unemployment rate fell by 1.3 percentage points. In contrast, Greater Melbourne experienced employment growth of 3.0% and labour force growth of 3.3%, with a 0.3 percentage point rise in unemployment rate. State-level data to 25-Nov-25 shows VIC employment grew by 1.13% year-on-year, adding 41,950 jobs, with the state unemployment rate at 4.7%. National employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Epping - South's employment mix suggests local employment should increase by 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 SA2 had a median taxpayer income of $44,186 and an average of $50,617. This is below the national average. Greater Melbourne, meanwhile, had a median income of $54,892 and an average of $73,761. By September 2025, estimates suggest the median will be approximately $49,559 and the average $56,772, based on Wage Price Index growth of 12.16% since financial year 2022. Census data indicates household income ranks at the 32nd percentile with weekly earnings of $1,443, while personal income is at the 16th percentile. Distribution data shows that 34.7% (3,074 individuals) earn between $1,500 and $2,999, similar to regional levels where 32.8% fall into this bracket. Housing affordability pressures are severe, with only 84.2% of income remaining after housing costs, ranking at the 32nd 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, was 77.8% houses and 22.1% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Melbourne metro's 87.2% houses and 12.8% other dwellings. Home ownership in Epping - South stood at 34.5%, with mortgaged dwellings at 30.3% and rented ones at 35.1%. The median monthly mortgage repayment was $1,500, below 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 account for 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 constitute the remaining 26.1%, with lone person households at 22.8% and group households making up 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's university qualification rate stands at 22.2%, significantly lower than Greater Melbourne's average of 37.0%. This disparity presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most prevalent (14.0%), followed by postgraduate qualifications (6.6%) and graduate diplomas (1.6%). Vocational credentials are also prominent, with 30.9% of residents aged 15+ holding such qualifications, including advanced diplomas (11.0%) and certificates (19.9%).

Educational participation is notably high, with 29.1% of residents currently enrolled in formal education, comprising 8.8% in primary, 7.2% in secondary, and 5.2% in tertiary education.

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 individual routes that collectively facilitate 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, equating to approximately 168 weekly trips per 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 suggest below-average outcomes in Epping - South. The level of common health conditions among the general population is somewhat typical but higher than the national average among older cohorts. Private health cover rate is extremely low at approximately 46% of the total population (~4,092 people), compared to 49.8% across Greater Melbourne and the national average of 55.3%.

The most common medical conditions are arthritis (7.6%) and mental health issues (7.5%), while 69.8% of residents declare themselves completely clear of medical ailments, compared to 74.0% across Greater Melbourne. The area 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 predominant religion in Epping-South, making up 49.4% of the population. The most significant overrepresentation is seen in the 'Other' category, comprising 5.3% compared to Greater Melbourne's 4.4%.

In terms of ancestry, the top three groups are Other (17.7%), English (15.0%), and Australian (14.3%). Notable differences exist for Macedonian (5.9% vs regional 4.6%), Italian (9.6% vs 9.6%), and Serbian (0.9% vs 0.5%) groups.

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

The median age in Epping-South as of 2021 is 38 years, similar to Greater Melbourne's average of 37 and the Australian median of 38. Compared to Greater Melbourne, Epping-South has a higher proportion of residents aged 65-74 (9.7%) but fewer residents aged 5-14 (10.2%). Between the 2016 and 2021 censuses, the proportion of residents aged 75 to 84 increased from 5.0% to 6.5%, while the proportion aged 45 to 54 decreased from 12.0% to 10.7%. By 2041, projections indicate that Epping-South's age composition will experience notable shifts. Notably, the 55-64 age group is expected to grow by 52%, increasing from 1,072 to 1,627 residents.