Epping (Vic.) - West

Epping - West lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

Epping - West's population is approximately 13,292 as of November 2025. This figure represents an increase of 1,149 people (9.5%) since the 2021 Census, which reported a population of 12,143. The change was inferred from the estimated resident population of 12,905 in June 2024 and an additional 347 validated new addresses since the Census date. This results in a population density ratio of 1,806 persons per square kilometer, higher than the average across national locations assessed by AreaSearch. Epping - West's growth rate of 9.5% since the 2021 census exceeded the national average of 8.9%, positioning it as a growth leader in the region. Overseas migration contributed approximately 58.1% of overall population gains during recent periods.

AreaSearch is using 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 the VIC State Government's Regional/LGA projections released in 2023, adjusting with 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. Based on projected demographic shifts and exceptional growth placing it in the top 10 percent of national statistical areas, Epping - West is expected to increase by 7,841 persons to 2041, reflecting an overall increase of 56.1% over the 17-year period.

Residential development activity is lower than average in Epping - West according to AreaSearch's national comparison of local real estate markets

Epping - West averaged approximately 27 new dwelling approvals per year over the past five financial years from FY-21 to FY-25, totalling 138 homes. In FY-26 so far, one dwelling has been approved. This averages out to around 2.2 new residents gained for each dwelling built annually during this period, indicating strong demand which may support property values.

The average construction cost value of these dwellings is approximately $256,000, lower than regional levels, suggesting more affordable housing options for buyers. In the current financial year, commercial development approvals have reached $116.9 million, reflecting robust local business investment. Compared to Greater Melbourne, Epping - West has shown significantly reduced construction activity, with 85.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing homes. Moreover, this activity is also below national averages, indicating a mature area that may face planning constraints. Recent construction comprises 56.0% detached houses and 44.0% townhouses or apartments, marking a shift from the current housing pattern of 84.0% houses.

This change suggests diminishing developable land availability and responds to evolving lifestyle preferences and housing affordability needs. Epping - West has approximately 3389 people per dwelling approval, reflecting a highly mature market. According to AreaSearch's latest quarterly estimate, the area is expected to grow by around 7454 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 in the future.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified ten projects that are likely to impact the area. Key projects include New Epping, O'Herns Logistics Park, Epping Road Upgrade, and Cooper Street Employment Precinct. The following list details those most relevant:.

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

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

Epping - West has an educated workforce with prominent essential services sectors. The unemployment rate was 4.7% as of September 2025, matching Greater Melbourne's rate.

Workforce participation stood at 67.9%, slightly higher than Greater Melbourne's 64.1%. Key employment sectors include health care & social assistance, retail trade, and construction. Notably, health care & social assistance is highly specialized with an employment share of 1.2 times the regional average. Conversely, professional & technical services have lower representation at 5.5% compared to the regional average of 10.1%.

Over a year ending September 2025, employment increased by 0.1%, labour force by 0.3%, raising unemployment by 0.2 percentage points. In contrast, Greater Melbourne saw employment grow by 3.0% and labour force by 3.3%, with a 0.3 percentage point rise in unemployment. State-level data to 25-Nov-25 shows Victoria's employment grew by 1.13% year-on-year, adding 41,950 jobs, with an unemployment rate of 4.7%. National forecasts from May-25 project total employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Epping - West's employment mix suggests local employment should increase by 6.4% over five years and 13.5% over ten years, though this is a simple extrapolation for illustrative purposes.

The economic profile demonstrates above-average performance, with income metrics exceeding national benchmarks based on AreaSearch comparative assessment

The median taxpayer income in Epping-West SA2 was $54,485, with an average of $62,415 according to the latest postcode level ATO data aggregated by AreaSearch for financial year 2022. This is lower than national averages, contrasting with Greater Melbourne's median income of $54,892 and average income of $73,761. Based on Wage Price Index growth of 12.16% since financial year 2022, estimated incomes as of September 2025 would be approximately $61,110 (median) and $70,005 (average). According to the 2021 Census, household, family, and personal incomes in Epping-West cluster around the national 50th percentile. The largest income segment comprises 41.3% earning between $1,500 and $2,999 weekly, aligning with regional trends where this cohort also represents 32.8%. High housing costs consume 18.2% of income, but strong earnings place disposable income at the national 53rd percentile, and the area's SEIFA income ranking places it in the fifth decile.

Epping - West is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

In Epping - West, as assessed in the latest Census, 84.1% of dwellings were houses, with the remaining 15.9% comprising semi-detached homes, apartments, and other types. This is compared to Melbourne's metropolitan area, where 87.2% of dwellings are houses, and 12.8% are other dwellings. Home ownership in Epping - West stood at 17.0%, with mortgaged properties making up 51.5% and rented dwellings accounting for 31.5%. The median monthly mortgage repayment in the area was $1,820, lower than Melbourne's metro average of $1,900. The median weekly rent in Epping - West was recorded at $381, compared to Melbourne's metro figure of $371. Nationally, Epping - West's mortgage repayments were below the Australian average of $1,863, while rents exceeded the national figure of $375.

Epping - West features high concentrations of family households, with a higher-than-average median household size

Family households account for 82.1% of all households, including 50.8% couples with children, 16.7% couples without children, and 13.3% single parent families. Non-family households make up the remaining 17.9%, with lone person households at 15.2% and group households comprising 2.7%. The median household size is 3.2 people, larger than the Greater Melbourne average of 2.9.

Epping - West shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Epping's residents aged 15+ have 31.3% university degrees, compared to Greater Melbourne's 37.0%. Bachelor degrees are most common at 20.6%, followed by postgraduate qualifications (8.3%) and graduate diplomas (2.4%). Vocational credentials are held by 29.9% of residents aged 15+, with advanced diplomas at 13.3% and certificates at 16.6%. Current educational participation is high, with 35.6% enrolled in formal education: 14.4% in primary, 8.3% in secondary, and 5.1% in tertiary education.

Educational participation is notably high, with 35.6% of residents currently enrolled in formal education. This includes 14.4% in primary education, 8.3% in secondary education, and 5.1% pursuing tertiary education.

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

The analysis of public transport in the Epping-West area shows that there are currently 36 active transport stops operating. These stops offer a variety of bus services, with four individual routes running through the area. Together, these routes facilitate a total of 3,265 weekly passenger trips.

The accessibility of transport is deemed good, with residents typically residing within 250 meters from their nearest transport stop. On average, there are 466 trips per day across all routes, which translates to approximately 90 weekly trips per individual stop.

Epping - West's residents boast exceedingly positive health performance metrics with both young and old age cohorts seeing low prevalence of common health conditions

Epping - West shows excellent health outcomes with low prevalence of common conditions across both young and elderly age groups.

Private health cover stands at approximately 51% (~6,792 people), slightly below the average SA2 area. The most prevalent medical conditions are asthma (5.8%) and mental health issues (5.0%). A higher proportion, 80.9%, report being free of medical ailments compared to Greater Melbourne's 74.0%. The area has 8.0% residents aged 65 and over (1,064 people), lower than Greater Melbourne's 13.2%. Despite this, health outcomes among seniors require more attention due to their above-average status.

Epping - West 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-West has a population where 47.0% were born overseas, with 62.2% speaking a language other than English at home. Christianity is the predominant religion, practiced by 44.8% of residents. Islam's presence is notable at 17.7%, exceeding Greater Melbourne's average of 9.1%.

Ancestry-wise, 'Other' is most prevalent at 28.9%, higher than the regional average of 17.4%. Australian ancestry stands at 10.7%, lower than the region's 17.3% average. Indian ancestry is also prominent at 10.7%. Macedonian (6.4%) and Sri Lankan (1.3%) groups are overrepresented compared to regional averages of 4.6% and 0.8% respectively. Italian ancestry, however, is slightly underrepresented at 9.3%, compared to the region's 9.6%.

Epping - West hosts a very young demographic, ranking in the bottom 10% of areas nationwide

Epping-West has a median age of 33, which is younger than Greater Melbourne's figure of 37 and Australia's national average of 38 years. Compared to Greater Melbourne, Epping-West has a higher proportion of residents aged 5-14 (16.0%) but fewer residents aged 75-84 (2.1%). Between the 2021 Census and the present, residents have aged by an average of 1 year, with the median age rising from 32 to 33 years. Specifically, the proportion of residents aged 55-64 increased from 7.7% to 9.0%, while those aged 15-24 rose from 11.8% to 13.0%. Conversely, the proportion of residents aged 5-14 decreased from 18.1% to 16.0%, and the 0-4 age group dropped from 8.3% to 7.1%. By 2041, demographic modeling projects significant changes in Epping-West's age profile, with the 45-54 age cohort expected to rise substantially, expanding by 1,528 people (90%) from 1,706 to 3,235.