Epping vs Eastwood

Epping is the younger of the two, with a median age of 36 against 39 in Eastwood. In both, most households own their home. In Epping, about half of homes are flats or apartments and most households are couple families. In Eastwood, about half of households are couple families. Eastwood is closer to the city centre: 19.9 km, against 22.8 km.

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

They split

one each way, out of the 6 things we measure here

  • Epping has more schools inside the suburb (8 vs 5)
  • Eastwood has more parks and reserves (29 vs 19)

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

First-home buyers

Epping

ahead on the one thing that separates them

  • leaves households under less mortgage stress (27% vs 32%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Eastwood

ahead on the one thing that separates them

  • has cheaper rent ($450/wk vs $500/wk)

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

Commuting to the city

Eastwood

ahead on the one thing that separates them

  • sits closer to the CBD (19.9 km vs 22.8 km)

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

Downsizers and retirees

They split

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

  • Epping has more units and townhouses to downsize into (58% vs 47%)
  • Eastwood has more GPs (12 vs 5)

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

Investors

Epping

ahead on the one thing that separates them

  • is growing faster (24.8% vs 4.6%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Epping Eastwood
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.

Epping Eastwood
Walkability 96 / 96
Epping — Walkability: 96/100 Eastwood — Walkability: 96/100
Safety 61 / 56
Epping — Safety: 61/100 Eastwood — Safety: 56/100
Low fire risk 100 / 100
Epping — Low fire risk: 100/100 Eastwood — Low fire risk: 100/100

Demographics

Epping has more residents (29,551 vs 18,695); Epping has higher household incomes ($116,636 vs $101,140).

Epping Eastwood
Population 29,551
+37% vs other
 18,695
Population trend (2016 → 2021) +24.8% +4.6%
Median age 36 39
Median household income $116,636/yr
+13% vs other
 $101,140/yr
Median weekly rent $500/wk
+10% vs other
 $450/wk

Age profile

Share of residents in each band, 2021 Census.

Epping Eastwood
0-4 5.2% / 4.9%
Epping — 0-4: 5.2% Eastwood — 0-4: 4.9%
5-14 13.7% / 10.8%
Epping — 5-14: 13.7% Eastwood — 5-14: 10.8%
15-19 5.1% / 4.5%
Epping — 15-19: 5.1% Eastwood — 15-19: 4.5%
20-24 6.4% / 6.5%
Epping — 20-24: 6.4% Eastwood — 20-24: 6.5%
25-34 16.6% / 15.8%
Epping — 25-34: 16.6% Eastwood — 25-34: 15.8%
35-44 17.3% / 15.4%
Epping — 35-44: 17.3% Eastwood — 35-44: 15.4%
45-54 11.7% / 11.8%
Epping — 45-54: 11.7% Eastwood — 45-54: 11.8%
55-64 10.4% / 12.7%
Epping — 55-64: 10.4% Eastwood — 55-64: 12.7%
65-74 8.2% / 10.2%
Epping — 65-74: 8.2% Eastwood — 65-74: 10.2%
75-84 3.6% / 5.0%
Epping — 75-84: 3.6% Eastwood — 75-84: 5.0%
85+ 1.8% / 2.2%
Epping — 85+: 1.8% Eastwood — 85+: 2.2%

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

Who lives together

Household composition, 2021 Census.

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%
Eastwood 52.0% couple families
Eastwood — Couple Families: 52.0% Eastwood — Lone Person: 26.6% Eastwood — One Parent Families: 13.2% Eastwood — Group Household: 6.6% Eastwood — 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.

Epping 43.0% renting
Epping — Owned Outright: 27.6% Epping — Mortgage: 29.4% Epping — Renting: 43.0%
Eastwood 39.8% renting
Eastwood — Owned Outright: 31.2% Eastwood — Mortgage: 29.0% Eastwood — Renting: 39.8%
Owned outright Mortgage Renting

Qualifications

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

Epping Eastwood
Bachelor Degree 26.5% / 23.5%
Epping — Bachelor Degree: 26.5% Eastwood — Bachelor Degree: 23.5%
Postgraduate Degree 16.5% / 13.1%
Epping — Postgraduate Degree: 16.5% Eastwood — Postgraduate Degree: 13.1%
Advanced Diploma / Diploma 7.0% / 7.8%
Epping — Advanced Diploma / Diploma: 7.0% Eastwood — Advanced Diploma / Diploma: 7.8%
Certificate III & IV 4.0% / 5.3%
Epping — Certificate III & IV: 4.0% Eastwood — Certificate III & IV: 5.3%
Graduate Diploma / Certificate 2.3% / 2.0%
Epping — Graduate Diploma / Certificate: 2.3% Eastwood — Graduate Diploma / Certificate: 2.0%

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.

Epping Eastwood
China 19.7% / 25.9%
Epping — China: 19.7% Eastwood — China: 25.9%
India 9.5% / 2.3%
Epping — India: 9.5% Eastwood — India: 2.3%
Malaysia 1.7% / 2.4%
Epping — Malaysia: 1.7% Eastwood — Malaysia: 2.4%
Philippines 1.4% / 1.4%
Epping — Philippines: 1.4% Eastwood — Philippines: 1.4%
Taiwan 1.3% / 1.2%
Epping — Taiwan: 1.3% Eastwood — Taiwan: 1.2%
Vietnam 0.9% / 1.3%
Epping — Vietnam: 0.9% Eastwood — Vietnam: 1.3%

Bars are drawn against the largest share shown (25.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Epping 42.6% houses
Epping — Houses: 42.6% Epping — Flats / Apartments: 47.7% Epping — Townhouses: 9.8%
Eastwood 52.8% houses
Eastwood — Houses: 52.8% Eastwood — Flats / Apartments: 29.2% Eastwood — Townhouses: 17.9%
Houses Flats / Apartments Townhouses

Property market

Epping Eastwood
Median house price $2,486,900 $2,701,000
Median unit price $804,000 $745,144
Median land price —
same for both
Typical days to sell (houses) 24 days
from 156 sales
 28 days
from 128 sales

Unit price by bedroom count

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

Epping Eastwood
1 bed $630K / $600K
Epping — 1 bed: $630K (105 sales) Eastwood — 1 bed: $600K (31 sales)

105 vs 31 sales

2 bed $810K / $700K
Epping — 2 bed: $810K (336 sales) Eastwood — 2 bed: $700K (94 sales)

336 vs 94 sales

3 bed $1.11M / $1.06M
Epping — 3 bed: $1.11M (88 sales) Eastwood — 3 bed: $1.06M (30 sales)

88 vs 30 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.

Epping Eastwood
2 bed $1M / $2.3M
Epping — 2 bed: $1M (12 sales) Eastwood — 2 bed: $2.3M (7 sales)

12 vs 7 sales

3 bed $2.3M / $2.49M
Epping — 3 bed: $2.3M (54 sales) Eastwood — 3 bed: $2.49M (36 sales)

54 vs 36 sales

4 bed $2.39M / $2.5M
Epping — 4 bed: $2.39M (72 sales) Eastwood — 4 bed: $2.5M (53 sales)

72 vs 53 sales

5 bed $2.81M / $2.79M
Epping — 5 bed: $2.81M (64 sales) Eastwood — 5 bed: $2.79M (70 sales)

64 vs 70 sales

6 bed $3.08M / $3.11M
Epping — 6 bed: $3.08M (14 sales) Eastwood — 6 bed: $3.11M (17 sales)

14 vs 17 sales

Zoning mix

Epping Eastwood
Residential 84%
same for both
Infrastructure and transport 4% 7%
Parks and recreation 4% 6%
Environmental 5% 3%
Commercial 2% 0%
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

Epping Eastwood
New dwellings approved 2,888
across Parramatta
 1,489
across Ryde
Approvals change year on year +154% +81%

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.

Epping Eastwood
Houses 2.4%
$1,000/wk on $2.2M
 2.6%
$1,200/wk on $2.39M
Units 5.2%
$780/wk on $779K
 5.2%
$650/wk on $650K

Ranking within NSW

Epping Eastwood
House price Higher than 92% of NSW
same for both
Income Higher than 80% of NSW Higher than 69% of NSW
Schools Higher than 84% of NSW Higher than 96% of NSW
Walkability Higher than 98% of NSW Higher than 99% of NSW
Affordability Higher than 11% of NSW Higher than 7% of NSW
EV adoption Higher than 97% of NSW Higher than 96% of NSW
NBN connectivity Higher than 88% of NSW Higher than 87% of NSW
Rental yield (houses) Higher than 5% of NSW Higher than 9% of NSW
Rental yield (units) Higher than 75% of NSW Higher than 74% of NSW

Liveability

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

Risk profile

Epping Eastwood
Bushfire None
0/100
same for both
Crime Low
39/100
 Moderate
44/100
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
 2
within 5 km

Schools

Epping Eastwood
Inside the suburb 8 5
Rated above peers 4
same for both
Rated at peers 1 0
Rated below peers 0
same for both
Universities within 10 km 3
Macquarie University Wallumattagal Campus at North Ryde, 4.8 km
 3
Macquarie University Wallumattagal Campus at North Ryde, 4.1 km
Full-time students aged 15–24 4.2% 4.0%

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

Schools in Eastwood

  • Eastwood Heights Public School Government · Primary above peers
  • Eastwood Public School Government · Primary above peers
  • Marist College Eastwood Catholic · Secondary above peers
  • St Kevin's Catholic Primary School Catholic · Primary above peers
  • Aspect Vern Barnett School, Eastwood Independent · Primary · Special school

Amenities in the suburb

Epping Eastwood
Supermarkets 2 5
Cafes & restaurants 21 37
Parks & reserves 19 29
Childcare 20 14
GPs 5 12
Pharmacies 3 7
Police stations 0 1
Banks & Bank@Post 2 5
Fuel stations 2 1
Waterways 6
same for both

Mobility

Epping sits further from the CBD (22.8 km vs 19.9 km).

Epping Eastwood
Walkability score 96/100
same for both
Distance to Sydney 22.8 km
+13% vs other
 19.9 km
Drive time (normal traffic) 25 min 26 min
Public transport score 94/100
Rail · Bus
same for both
Peak arrivals per hour 458.5
7-9am + 5-7pm
 431.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.8%
postcode 2121
 2.6%
postcode 2122
Rooftop solar per 100 dwellings 22
postcode 2121
 22
postcode 2122

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.

Epping Eastwood
Worked from Home 60.9% / 49.7%
Epping — Worked from Home: 60.9% Eastwood — Worked from Home: 49.7%
Car (driver) 26.4% / 35.4%
Epping — Car (driver): 26.4% Eastwood — Car (driver): 35.4%
Train 8.2% / 7.1%
Epping — Train: 8.2% Eastwood — Train: 7.1%
Car (passenger) 2.3% / 3.0%
Epping — Car (passenger): 2.3% Eastwood — Car (passenger): 3.0%
Walked Only 1.2% / 3.2%
Epping — Walked Only: 1.2% Eastwood — Walked Only: 3.2%

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

Setting

Epping Eastwood
Elevation 109 m
above sea level, at the suburb centre
 73 m
above sea level, at the suburb centre
Distance to the ocean 16.3 km 15.3 km

NBN connectivity

Epping Eastwood
Connectivity score 79/100 77/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 24%
11,433 premises
 12%
8,286 premises

Climate

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

Air quality (annual mean)

Epping Eastwood
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

Epping Eastwood
Average residential rate $1,103/yr $1,216/yr
Council Parramatta Ryde

Federal electorate

Epping Eastwood
Division Berowra Bennelong
Member Julian Leeser Jerome Laxale
Party Liberal Australian Labor Party

First Home Owner Grant

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

Tags

Epping

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

Eastwood

Easy Commute Middle-Ring Multicultural Parks Premium Professionals River Transport Hub Urban

More comparisons

Other comparisons with Epping

Epping vs Carlingford Epping vs Marsfield Epping vs Beecroft Epping vs North Epping Epping vs Cheltenham

Other comparisons with Eastwood

Eastwood vs Ryde Eastwood vs Carlingford Eastwood vs West Ryde Eastwood vs Ermington Eastwood vs Marsfield Eastwood vs Dundas Valley
Full data on Epping Full data on Eastwood
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.

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