Beecroft vs Epping

Epping is the younger of the two, with a median age of 36 against 43 in Beecroft. In both, most households own their home and most households are couple families. In Beecroft, the large majority of homes are detached houses. In Epping, about half of homes are flats or apartments. On these figures, Beecroft tends to suit couples.

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

Epping

ahead on 3 of the 6 things we measure here

  • has more schools inside the suburb (8 vs 3)
  • has more childcare (20 vs 8)
  • has more parks and reserves (19 vs 8)
  • But Beecroft carries lower crime risk (18/100 vs 39/100)

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

First-home buyers

Epping

ahead on the one thing that separates them

  • has cheaper units ($804,000 vs $950,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Epping

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (43% vs 18%)
  • has cheaper rent ($500/wk vs $590/wk)

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

Commuting to the city

Epping

ahead on the one thing that separates them

  • is more walkable (96/100 vs 86/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

They split

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

  • Beecroft carries lower crime risk (18/100 vs 39/100)
  • Epping has more units and townhouses to downsize into (58% vs 19%)

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

Investors

Epping

ahead on 2 of the 3 things we measure here

  • is growing faster (24.8% vs 9.5%)
  • returns a higher gross yield on units (5.2% vs 4.1%)
  • But Beecroft returns a higher gross yield on houses (3.1% vs 2.4%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Beecroft Epping
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.

Beecroft Epping
Walkability 86 / 96
Beecroft — Walkability: 86/100 Epping — Walkability: 96/100
Safety 82 / 61
Beecroft — Safety: 82/100 Epping — Safety: 61/100
Low fire risk 100 / 100
Beecroft — Low fire risk: 100/100 Epping — Low fire risk: 100/100

Demographics

Epping has more residents (29,551 vs 10,291); Beecroft has higher household incomes ($154,024 vs $116,636).

Beecroft Epping
Population 10,291 29,551
+187% vs other
Population trend (2016 → 2021) +9.5% +24.8%
Median age 43 36
Median household income $154,024/yr
+24% vs other
 $116,636/yr
Median weekly rent $590/wk
+15% vs other
 $500/wk

Age profile

Share of residents in each band, 2021 Census.

Beecroft Epping
0-4 4.1% / 5.2%
Beecroft — 0-4: 4.1% Epping — 0-4: 5.2%
5-14 15.4% / 13.7%
Beecroft — 5-14: 15.4% Epping — 5-14: 13.7%
15-19 7.3% / 5.1%
Beecroft — 15-19: 7.3% Epping — 15-19: 5.1%
20-24 5.2% / 6.4%
Beecroft — 20-24: 5.2% Epping — 20-24: 6.4%
25-34 7.0% / 16.6%
Beecroft — 25-34: 7.0% Epping — 25-34: 16.6%
35-44 13.0% / 17.3%
Beecroft — 35-44: 13.0% Epping — 35-44: 17.3%
45-54 14.8% / 11.7%
Beecroft — 45-54: 14.8% Epping — 45-54: 11.7%
55-64 12.3% / 10.4%
Beecroft — 55-64: 12.3% Epping — 55-64: 10.4%
65-74 10.6% / 8.2%
Beecroft — 65-74: 10.6% Epping — 65-74: 8.2%
75-84 7.5% / 3.6%
Beecroft — 75-84: 7.5% Epping — 75-84: 3.6%
85+ 2.8% / 1.8%
Beecroft — 85+: 2.8% Epping — 85+: 1.8%

Bars are drawn against the largest share shown (17.3%).

Who lives together

Household composition, 2021 Census.

Beecroft 66.9% couple families
Beecroft — Couple Families: 66.9% Beecroft — Lone Person: 20.5% Beecroft — One Parent Families: 10.4% Beecroft — Group Household: 1.5% Beecroft — Other Families: 0.7%
Epping 56.5% couple families
Epping — Couple Families: 56.5% Epping — Lone Person: 22.9% Epping — One Parent Families: 13.0% Epping — Group Household: 5.8% Epping — Other Families: 1.7%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Beecroft 17.5% renting
Beecroft — Owned Outright: 44.3% Beecroft — Mortgage: 38.2% Beecroft — Renting: 17.5%
Epping 43.0% renting
Epping — Owned Outright: 27.6% Epping — Mortgage: 29.4% Epping — Renting: 43.0%
Owned outright Mortgage Renting

Qualifications

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

Beecroft Epping
Bachelor Degree 24.7% / 26.5%
Beecroft — Bachelor Degree: 24.7% Epping — Bachelor Degree: 26.5%
Postgraduate Degree 14.0% / 16.5%
Beecroft — Postgraduate Degree: 14.0% Epping — Postgraduate Degree: 16.5%
Advanced Diploma / Diploma 7.5% / 7.0%
Beecroft — Advanced Diploma / Diploma: 7.5% Epping — Advanced Diploma / Diploma: 7.0%
Certificate III & IV 4.8% / 4.0%
Beecroft — Certificate III & IV: 4.8% Epping — Certificate III & IV: 4.0%
Graduate Diploma / Certificate 2.7% / 2.3%
Beecroft — Graduate Diploma / Certificate: 2.7% Epping — Graduate Diploma / Certificate: 2.3%

Bars are drawn against the largest share shown (26.5%).

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.

Beecroft Epping
China 9.3% / 19.7%
Beecroft — China: 9.3% Epping — China: 19.7%
India 3.8% / 9.5%
Beecroft — India: 3.8% Epping — India: 9.5%
England 2.6% / 1.3%
Beecroft — England: 2.6% Epping — England: 1.3%
Malaysia 1.7% / 1.7%
Beecroft — Malaysia: 1.7% Epping — Malaysia: 1.7%
Sri Lanka 1.7% / 1.2%
Beecroft — Sri Lanka: 1.7% Epping — Sri Lanka: 1.2%
Philippines — / 1.4%
Beecroft — Philippines: not among its largest Epping — Philippines: 1.4%
Taiwan — / 1.3%
Beecroft — Taiwan: not among its largest Epping — Taiwan: 1.3%

Bars are drawn against the largest share shown (19.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Beecroft 81.4% houses
Beecroft — Houses: 81.4% Beecroft — Flats / Apartments: 13.4% Beecroft — Townhouses: 5.2%
Epping 42.6% houses
Epping — Houses: 42.6% Epping — Flats / Apartments: 47.7% Epping — Townhouses: 9.8%
Houses Flats / Apartments Townhouses

Property market

Beecroft Epping
Median house price $2,612,000 $2,486,900
Median unit price $950,000 $804,000
Median land price —
same for both
Typical days to sell (houses) 22 days
from 93 sales
 24 days
from 156 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.

Beecroft Epping
3 bed $2.35M / $2.3M
Beecroft — 3 bed: $2.35M (35 sales) Epping — 3 bed: $2.3M (54 sales)

35 vs 54 sales

4 bed $2.6M / $2.39M
Beecroft — 4 bed: $2.6M (58 sales) Epping — 4 bed: $2.39M (72 sales)

58 vs 72 sales

5 bed $2.91M / $2.81M
Beecroft — 5 bed: $2.91M (40 sales) Epping — 5 bed: $2.81M (64 sales)

40 vs 64 sales

6 bed $3.22M / $3.08M
Beecroft — 6 bed: $3.22M (6 sales) Epping — 6 bed: $3.08M (14 sales)

6 vs 14 sales

Zoning mix

Beecroft Epping
Residential 75% 84%
Parks and recreation 15% 4%
Infrastructure and transport 7% 4%
Environmental 2% 5%
Commercial 1% 2%
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

Beecroft Epping
New dwellings approved 260
across Hornsby
 2,888
across Parramatta
Approvals change year on year -79% +154%

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.

Beecroft Epping
Houses 3.1%
$1,200/wk on $2M
 2.4%
$1,000/wk on $2.2M
Units 4.1%
$878/wk on $1.11M
 5.2%
$780/wk on $779K

Ranking within NSW

Beecroft Epping
House price Higher than 90% of NSW Higher than 92% of NSW
Income Higher than 95% of NSW Higher than 80% of NSW
Schools Higher than 98% of NSW Higher than 84% of NSW
Walkability Higher than 95% of NSW Higher than 98% of NSW
Affordability Higher than 29% of NSW Higher than 11% of NSW
EV adoption Higher than 98% of NSW Higher than 97% of NSW
NBN connectivity Higher than 88% of NSW
same for both
Rental yield (houses) Higher than 26% of NSW Higher than 5% of NSW
Rental yield (units) Higher than 27% of NSW Higher than 75% of NSW

Liveability

Epping is more walkable (96 vs 86); Beecroft scores higher overall (94 vs 87).

Beecroft Epping
Grade A+
same for both
Score 94/100 87/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Epping carries more crime risk (39 vs 18).

Beecroft Epping
Bushfire None
0/100
same for both
Crime Low
18/100
 Low
39/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
same for both

Schools

Beecroft Epping
Inside the suburb 3 8
Rated above peers 3 4
Rated at peers 0 1
Rated below peers 0
same for both
Universities within 10 km 3
Macquarie University Wallumattagal Campus at North Ryde, 6.8 km
 3
Macquarie University Wallumattagal Campus at North Ryde, 4.8 km
Full-time students aged 15–24 4.2%
same for both

Schools in Beecroft

  • Arden Anglican School Independent · Primary above peers
  • Beecroft Public School Government · Primary above peers
  • Mount St Benedict College Independent · Secondary above peers

Schools in Epping

  • Epping Heights Public School Government · Primary above peers
  • Epping Public School Government · Primary above peers
  • Epping West Public School Government · Primary above peers
  • Our Lady Help of Christians Catholic Primary School Catholic · Primary above peers
  • Ngarala Public School Government · Primary at peers
  • Arden Anglican School, Epping campus Independent · Secondary

Amenities in the suburb

Beecroft Epping
Supermarkets 1 2
Cafes & restaurants 1 21
Parks & reserves 8 19
Childcare 8 20
GPs 5
same for both
Pharmacies 1 3
Banks & Bank@Post 1 2
Fuel stations 0 2
Waterways 5 6

Mobility

Beecroft Epping
Walkability score 86/100 96/100
Distance to Sydney 23.8 km
+4% vs other
 22.8 km
Drive time (normal traffic) 26 min 25 min
Public transport score 94/100
Rail · Bus
same for both
Peak arrivals per hour 143.8
7-9am + 5-7pm
 458.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.7%
postcode 2119
 2.8%
postcode 2121
Rooftop solar per 100 dwellings 34
postcode 2119
 22
postcode 2121

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.

Beecroft Epping
Worked from Home 60.7% / 60.9%
Beecroft — Worked from Home: 60.7% Epping — Worked from Home: 60.9%
Car (driver) 31.1% / 26.4%
Beecroft — Car (driver): 31.1% Epping — Car (driver): 26.4%
Train 3.4% / 8.2%
Beecroft — Train: 3.4% Epping — Train: 8.2%
Car (passenger) 1.9% / 2.3%
Beecroft — Car (passenger): 1.9% Epping — Car (passenger): 2.3%
Walked Only 2.2% / 1.2%
Beecroft — Walked Only: 2.2% Epping — Walked Only: 1.2%

Bars are drawn against the largest share shown (60.9%).

Setting

Beecroft Epping
Elevation 121 m
above sea level, at the suburb centre
 109 m
above sea level, at the suburb centre
Distance to the ocean 18.3 km 16.3 km

NBN connectivity

Beecroft Epping
Connectivity score 78/100 79/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 10%
3,853 premises
 24%
11,433 premises

Climate

Beecroft Epping
Annual rainfall 1,176 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Beecroft Epping
PM2.5 5.4 µg/m³
same for both
PM10 14.2 µg/m³
same for both
NO₂ 0.23 pphm
same for both

Council rates

Beecroft Epping
Average residential rate $1,488/yr $1,103/yr
Council Hornsby Parramatta

Federal electorate

Beecroft Epping
Division Berowra
same for both
Member Julian Leeser
same for both
Party Liberal
same for both

First Home Owner Grant

Beecroft Epping
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Beecroft

Easy Commute Middle-Ring Parks Premium Professionals Quiet River Transport Hub

Epping

Apartments Easy Commute Middle-Ring Multicultural Parks Professionals Transport Hub Urban

More comparisons

Other comparisons with Beecroft

Beecroft vs Carlingford Beecroft vs West Pennant Hills Beecroft vs Pennant Hills Beecroft vs Cheltenham

Other comparisons with Epping

Epping vs Carlingford Epping vs Eastwood Epping vs Marsfield Epping vs North Epping Epping vs Cheltenham
Full data on Beecroft Full data on Epping
Unlock full address-level data — $29/month

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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or