Ascot vs Epsom

Epsom is the younger of the two, with a median age of 32 against 35 in Ascot. In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Ascot

ahead on the one thing that separates them

  • carries lower crime risk (25/100 vs 73/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Epsom

ahead on the one thing that separates them

  • has cheaper land ($330,000 vs $700,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Epsom

ahead on the one thing that separates them

  • is more walkable (42/100 vs 18/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Ascot carries lower crime risk (25/100 vs 73/100)
  • Epsom is more walkable (42/100 vs 18/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Ascot

ahead on the one thing that separates them

  • is growing faster (30.6% vs 15.9%)

Weighs house yield and population growth.

Where they sit

Ascot and Epsom drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Ascot Epsom
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Ascot Epsom
Walkability 18 / 42
Ascot — Walkability: 18/100 Epsom — Walkability: 42/100
Safety 75 / 27
Ascot — Safety: 75/100 Epsom — Safety: 27/100
Low fire risk 100 / 100
Ascot — Low fire risk: 100/100 Epsom — Low fire risk: 100/100
Low flood risk 38 / 17
Ascot — Low flood risk: 38/100 Epsom — Low flood risk: 17/100

Demographics

Epsom has more residents (5,014 vs 2,571); Ascot has higher household incomes ($99,476 vs $89,128).

Ascot Epsom
Population 2,571 5,014
+95% vs other
Population trend (2016 → 2021) +30.6% +15.9%
Median age 35 32
Median household income $99,476/yr
+10% vs other
 $89,128/yr
Median weekly rent $350/wk
+3% vs other
 $340/wk

Age profile

Share of residents in each band, 2021 Census.

Ascot Epsom
0-4 8.8% / 8.6%
Ascot — 0-4: 8.8% Epsom — 0-4: 8.6%
5-14 15.6% / 16.0%
Ascot — 5-14: 15.6% Epsom — 5-14: 16.0%
15-19 5.1% / 6.0%
Ascot — 15-19: 5.1% Epsom — 15-19: 6.0%
20-24 5.1% / 5.9%
Ascot — 20-24: 5.1% Epsom — 20-24: 5.9%
25-34 14.1% / 17.1%
Ascot — 25-34: 14.1% Epsom — 25-34: 17.1%
35-44 14.3% / 14.3%
Ascot — 35-44: 14.3% Epsom — 35-44: 14.3%
45-54 10.2% / 11.0%
Ascot — 45-54: 10.2% Epsom — 45-54: 11.0%
55-64 11.6% / 9.0%
Ascot — 55-64: 11.6% Epsom — 55-64: 9.0%
65-74 9.5% / 7.6%
Ascot — 65-74: 9.5% Epsom — 65-74: 7.6%
75-84 4.7% / 3.4%
Ascot — 75-84: 4.7% Epsom — 75-84: 3.4%
85+ 0.8% / 1.0%
Ascot — 85+: 0.8% Epsom — 85+: 1.0%

Bars are drawn against the largest share shown (17.1%).

Who lives together

Household composition, 2021 Census.

Ascot 54.6% couple families
Ascot — Couple Families: 54.6% Ascot — Lone Person: 23.3% Ascot — One Parent Families: 19.3% Ascot — Group Household: 2.8% Ascot — Other Families: 0.0%
Epsom 48.1% couple families
Epsom — Couple Families: 48.1% Epsom — Lone Person: 27.8% Epsom — One Parent Families: 18.5% Epsom — Group Household: 4.1% Epsom — Other Families: 1.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Ascot 16.6% renting
Ascot — Owned Outright: 35.3% Ascot — Mortgage: 48.1% Ascot — Renting: 16.6%
Epsom 24.3% renting
Epsom — Owned Outright: 26.1% Epsom — Mortgage: 49.6% Epsom — Renting: 24.3%
Owned outright Mortgage Renting

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Ascot Epsom
India 1.0% / 2.3%
Ascot — India: 1.0% Epsom — India: 2.3%
Myanmar 1.2% / 1.8%
Ascot — Myanmar: 1.2% Epsom — Myanmar: 1.8%
Thailand 0.7% / 1.6%
Ascot — Thailand: 0.7% Epsom — Thailand: 1.6%
England 0.9% / 1.2%
Ascot — England: 0.9% Epsom — England: 1.2%
New Zealand 1.0% / 0.8%
Ascot — New Zealand: 1.0% Epsom — New Zealand: 0.8%

Bars are drawn against the largest share shown (2.3%).

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Ascot Epsom
Certificate III & IV 17.2% / 17.4%
Ascot — Certificate III & IV: 17.2% Epsom — Certificate III & IV: 17.4%
Bachelor Degree 10.2% / 9.4%
Ascot — Bachelor Degree: 10.2% Epsom — Bachelor Degree: 9.4%
Advanced Diploma / Diploma 7.5% / 7.0%
Ascot — Advanced Diploma / Diploma: 7.5% Epsom — Advanced Diploma / Diploma: 7.0%
Graduate Diploma / Certificate 2.7% / 2.0%
Ascot — Graduate Diploma / Certificate: 2.7% Epsom — Graduate Diploma / Certificate: 2.0%
Postgraduate Degree 2.0% / 2.0%
Ascot — Postgraduate Degree: 2.0% Epsom — Postgraduate Degree: 2.0%

Bars are drawn against the largest share shown (17.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Ascot 98.6% houses
Ascot — Houses: 98.6% Ascot — Townhouses: 1.1% Ascot — Flats / Apartments: 0.2%
Epsom 95.1% houses
Epsom — Houses: 95.1% Epsom — Townhouses: 3.0% Epsom — Flats / Apartments: 1.9%
Houses Townhouses Flats / Apartments

Property market

Ascot Epsom
Median house price $650,000 $652,500
Median unit price $499,000 $545,000
Median land price $700,000 $330,000
Typical days to sell (houses) 23 days
from 19 sales
 33 days
from 35 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Ascot Epsom
2 bed $622K / $540K
Ascot — 2 bed: $622K (6 sales) Epsom — 2 bed: $540K (9 sales)

6 vs 9 sales

3 bed $620K / $640K
Ascot — 3 bed: $620K (23 sales) Epsom — 3 bed: $640K (75 sales)

23 vs 75 sales

4 bed $673K / $700K
Ascot — 4 bed: $673K (19 sales) Epsom — 4 bed: $700K (69 sales)

19 vs 69 sales

Zoning mix

Epsom has more industrially zoned land (10% vs 0%).

Ascot Epsom
Parks and recreation 55% 15%
Residential 26% 39%
Infrastructure and transport 1% 22%
Other and special use 15% 0%
Industrial 0% 10%
Rural and farming 2% 10%
Commercial 0% 4%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Ascot Epsom
New dwellings approved 885
across Greater Bendigo
same for both
Approvals change year on year +28%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Ascot Epsom
Houses 4.0%
$585/wk on $752K
 4.2%
$575/wk on $710K
Units —
same for both

Ranking within VIC

Ascot Epsom
House price — Higher than 31% of VIC
Income Higher than 71% of VIC Higher than 59% of VIC
Schools —
same for both
Walkability Higher than 78% of VIC Higher than 85% of VIC
Affordability — Higher than 80% of VIC
EV adoption Higher than 55% of VIC Higher than 56% of VIC
NBN connectivity Higher than 94% of VIC Higher than 93% of VIC
Rental yield (houses) Higher than 71% of VIC Higher than 81% of VIC

Liveability

Epsom is more walkable (42 vs 18); Ascot scores higher overall (51 vs 33).

Ascot Epsom
Grade B C
Score 51/100 33/100
Socio-economic band mid-range socio-economic
decile 5/10
 mid-range socio-economic
decile 4/10

Risk profile

Epsom carries more crime risk (73 vs 25); Epsom carries more flood risk (83 vs 62).

Ascot Epsom
Bushfire None
0/100
same for both
Crime Low
25/100
 High
73/100
Flood Moderate
62/100
 High
83/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 5
within 5 km
 4
within 5 km

Schools

Ascot Epsom
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 0
same for both
Universities within 10 km 1
Bendigo Campus, 8.8 km
 1
Bendigo Campus, 9.1 km
Full-time students aged 15–24 0.9% 0.8%

Schools in Ascot

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Epsom

  • Epsom Primary School Government · Primary at peers

Amenities in the suburb

Ascot Epsom
Supermarkets 0 2
Parks & reserves 3 2
Childcare 3 2
GPs 0 1
Pharmacies 0 1
Banks & Bank@Post 0 1
Fuel stations 0 5
Waterways 10 3

Mobility

Ascot Epsom
Walkability score 18/100 42/100
Distance to Melbourne 159.2 km 159.1 km
Drive time (normal traffic) 121 min
same for both
Public transport score 29/100 77/100
Rail
Peak arrivals per hour 5.2
7-9am + 5-7pm
 80.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.6%
postcode 3551
same for both
Rooftop solar per 100 dwellings 64
postcode 3551
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Ascot Epsom
Car (driver) 79.9% / 79.2%
Ascot — Car (driver): 79.9% Epsom — Car (driver): 79.2%
Worked from Home 13.9% / 12.6%
Ascot — Worked from Home: 13.9% Epsom — Worked from Home: 12.6%
Car (passenger) 4.4% / 5.9%
Ascot — Car (passenger): 4.4% Epsom — Car (passenger): 5.9%
Walked Only 0.8% / 0.9%
Ascot — Walked Only: 0.8% Epsom — Walked Only: 0.9%
Bus 0.4% / 0.9%
Ascot — Bus: 0.4% Epsom — Bus: 0.9%
Bicycle 0.6% / 0.5%
Ascot — Bicycle: 0.6% Epsom — Bicycle: 0.5%

Bars are drawn against the largest share shown (79.9%).

Setting

Ascot Epsom
Elevation 200 m
above sea level, at the suburb centre
 189 m
above sea level, at the suburb centre

NBN connectivity

Ascot Epsom
Connectivity score 87/100 85/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 69%
1,019 premises
 60%
2,379 premises

Climate

Ascot Epsom
Annual rainfall 553 mm
same for both
Summer max (Jan) 29.6°C
same for both
Winter min (Jul) 3.1°C
same for both

Council rates

Ascot Epsom
Average residential rate $1,949/yr
same for both
Council Greater Bendigo
same for both

Federal electorate

Ascot Epsom
Division Bendigo
same for both
Member Lisa Chesters
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Ascot Epsom
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Ascot

Acreage Family River Young Families

Epsom

Family Large Blocks River Young Families

More comparisons

Other comparisons with Ascot

Ascot vs White Hills Ascot vs Huntly Ascot vs East Bendigo Ascot vs Wellsford

Other comparisons with Epsom

Epsom vs Eaglehawk Epsom vs White Hills Epsom vs Huntly Epsom vs Jackass Flat
Full data on Ascot Full data on Epsom
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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