IRSAD
Relative Socio-economic Advantage and Disadvantage
Score 955
Measures relative socio-economic advantage and disadvantage.
Within AustraliaDecile 4 of 10
Within VictoriaDecile 3 of 10
For state-level context, explore the Victoria economy.
Housing
Epping
Victoria · Census 2021
$724k+6.2% yrmedian house · Dec 2025
Located 20km north of Melbourne's CBD in the City of Whittlesea, Epping features extensive parklands, major retail hubs, and a diverse community with strong Arabic language heritage.
Median house price
$724k44th pctile
of 766 priced VIC suburbs
Household income
$1,671/wk57th pctile
of 2,844 VIC suburbs
Amenity score
100/10095th pctile
of 1,338 rated VIC suburbs
Median house price
Rolling median of settled transfers, state Valuer-General open data (CC BY 4.0). Median of Victoria suburb medians: $765k.
How it compares
Median house price44th percentile
<$210k766 priced suburbs$2.9M+
Household income / wk57th percentile
<$599ABS Census 2021$3,249+
Median house price-15% vs Greater Melbourne · +16% vs Rest of Vic.
MelbourneRest of state
Greater Melbourne $850k · Rest of Vic. $625kEpping (Vic.) $724k
Percentiles rank this suburb against Victoria suburbs that carry the metric — never across states, and never against suburbs where it is missing. Price references are ABS median established-house transfer prices for the Mar 2026 quarter (CC BY 4.0); the suburb figure is a Valuer-General median over a different window, so read the gap as indicative. Income references are the Census 2021 median of the middle suburb in Victoria and nationally, not a household-weighted median.
People & housing
Population
33,489
Median age
35 yrs
Income / person / wk
$709
Household income / wk
$1,671
▲ 6% vs VIC
Median rent / wk
$361
Mortgage / month
$1,733
Who lives here
- Couples with children
- 43%
- +10 pts vs VIC
- Living alone
- 18%
- −7 pts vs VIC
- Unemployment
- 7%
- +1 pts vs VIC
- In the labour force
- 61%
- −2 pts vs VIC
- Bachelor degree or higher
- 21%
- −8 pts vs VIC
- Earning $1–$499 a week
- 24%
- +1 pts vs VIC
- Earning $2,000+ a week
- 6%
- −7 pts vs VIC
Households for the family mix, residents aged 15+ for work, education and income; unemployment is a share of the labour force. VIC figures weight each suburb by its dwellings or residents. ABS Census 2021 (CC BY 4.0). Withheld for very small populations — under 100 residents, or under 50 dwellings, households or workers for the shares that count those.
Housing stock
10,704 occupied private dwellings
- Separate house 81%
- Flat or apartment 2%
- Semi, terrace & other 17%
VIC: 73% separate houses · 12% flats & apartments
- Owned outright 26%
- Mortgaged 42%
- Rented 29%
- Other & not stated 3%
VIC: 32% owned outright · 36% mortgaged · 29% rented
ABS Census 2021 (CC BY 4.0). Withheld for very small populations — under 100 residents, or under 50 dwellings, households or workers for the shares that count those.
Socio-economic profile
IRSD
Relative Socio-economic Disadvantage
Score 964
Measures relative socio-economic disadvantage only; a higher score means less disadvantage.
Within AustraliaDecile 3 of 10
Within VictoriaDecile 2 of 10
IER
Economic Resources
Score 991
Measures access to economic resources, including income, housing costs and assets.
Within AustraliaDecile 4 of 10
Within VictoriaDecile 3 of 10
IEO
Education and Occupation
Score 960
Measures relative education and occupation characteristics.
Within AustraliaDecile 5 of 10
Within VictoriaDecile 3 of 10
Scores are standardised across Australia to a mean of 1,000 and a standard deviation of 100. Deciles run from 1 (most disadvantaged) to 10 (least disadvantaged).
Source: ABS SEIFA 2021 (CC BY 4.0).
Terrain & hazard exposure
Median elevation
143 m
range 110–220 m
Land below 5 m
0%
0% below 2 m
Shares are the proportion of the suburb's land area. Land where Landsat saw water in at least 1% of clear passes since 1987, excluding permanent water and filtered by DEA's confidence layer. Satellites miss flood peaks, so this is a floor, not a risk estimate; dense high-rise cores can still register tower shadow as water. A statutory planning-control boundary, not a flood extent, and it can lag the latest flood study. Designated for development control; a designation, not a prediction of fire behaviour. The Building Regulations' Designated Bushfire Prone Area, the like-for-like of NSW Bush Fire Prone Land; the narrower Bushfire Management Overlay is a separate planning control. Elevation is orthometric height from a 30 m model; no hydrology or drainage is modelled.
Planning & zoning
Zoning mix (share of the suburb's land)
Show on map →- General / medium / high-density residential23%
- Growth area, deferred or unzoned19%
- Infrastructure & special purpose18%
- Industrial & employment15%
- Conservation13%
- Centres & mixed use8.6%
- Waterways1.7%
- Rural1.1%
- Open space & recreation0.9%
In a heritage area
0.4%
conservation area / Heritage Overlay
Show on map →Planning instrument: Whittlesea Planning Scheme. Zones are grouped into ten families so states compare; the council's own scheme is the authority for any one lot. Source: Vicmap Planning zones; Vicmap Heritage Overlay.
Local amenities
Schools
13
Supermarkets
7
Pubs & bars
1
Parks
197
Libraries
0
GP clinics
19
Pharmacies
8
Hospitals
1
Nearest supermarket
1.9 km
Nearest train
2.5 km
Nearest hospital
1.7 km
Distance to coast
23 km
NBN
FIXED LINE
Grocery mix: 2 Coles · 2 Woolworths · 3 Aldi. Amenity counts via © OpenStreetMap contributors (ODbL) & Geoscience Australia HealthDirect (CC BY 4.0). Distance to coast derived from ABS state boundaries (CC BY 4.0).
Culture & community
- Dominant religion
- Catholic · 23%
- Top language at home
- Arabic · 3%
- No religion
- 19%
- Born overseas
- 43%
- English only at home
- 46%
Schools by sector
- Government / Catholic / Indep.
- 9 / 4 / 3
- Primary / Secondary
- 9 / 9
- Nearest secondary
- 1.3 km
School sector & type: ACARA (Australian Curriculum, Assessment and Reporting Authority), School Location dataset.
Local council
- Council (LGA)
- Whittlesea
- Population
- 259,759 (2025) · +2.9% in a year
- Area / density
- 490 km² · 530/km²
- Council medians (2021)
- age 35 · $1,768/wk household income · $371/wk rent
- Council-wide house median (2023-24)
- $720k
- Federal grants
- $20.60M in 2025-26 · $79/resident
- Avg rates / property
- $1,899
- Operating result
- +6.6%
- Asset renewal
- 58%
- Website
- whittlesea.vic.gov.au
Council boundaries and the suburb split: ABS ASGS LGA 2024, allocated by 2021 mesh block and weighted by Census 2021 residents. Population: ABS Estimated Resident Population 2025. Medians: ABS Census 2021. House median: ABS Data by Region, established-house transfers across the whole council, financial year 2023-24. Federal grants: Financial Assistance Grants, Dept of Infrastructure. Financials: VIC Local Government Performance Reporting 2024-25, Local Government Victoria. ABS, Dept of Infrastructure and Local Government Victoria data CC BY 4.0; council website from Wikidata (CC0).
Representation
- Federal division
- Scullin
- Federal MP
- Andrew Giles (ALP)
- Two-party-preferred
- Labor 64% 2PP
- State electorate
- Thomastown
- State MP
- Bronwyn Halfpenny (ALP)
Comparable suburbs
Closest by median house price across VIC.
Similar suburbs
Closest demographic & amenity profile, nationally.
Sources: ABS ASGS boundaries (CC BY 4.0); ABS Census 2021 (CC BY 4.0); Victoria Valuer-General settled transfers (CC BY 4.0); ACARA School Locations (CC BY 4.0); © OpenStreetMap contributors (ODbL); Australian Electoral Commission (CC BY 4.0); Geoscience Australia 1 Second DEM-S (CC BY 4.0); DEA Water Observations Statistics, Geoscience Australia (CC BY 4.0); Vicmap Planning overlays, Department of Transport and Planning Victoria (CC BY 4.0); Designated Bushfire Prone Area, Department of Transport and Planning Victoria (CC BY 4.0); Vicmap Planning — Planning Scheme Zones, Department of Transport and Planning Victoria (CC BY 4.0); Vicmap Planning — Heritage Overlay, Department of Transport and Planning Victoria (CC BY 4.0); Wikipedia state-member tables (CC BY-SA 4.0). Not financial advice.