Epping vs Marsfield

Epping is the younger of the two, with a median age of 36 against 39 in Marsfield. In both, most households own their home. In Epping, about half of homes are flats or apartments and most households are couple families. Marsfield is closer to the city centre: 18.4 km, against 22.8 km. On these figures, Epping tends to suit couples, while Marsfield suits people living alone.

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 4 of the 6 things we measure here

  • has more childcare (20 vs 4)
  • has more schools inside the suburb (8 vs 3)
  • has more separate houses rather than flats (43% vs 32%)

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

First-home buyers

Too close to call

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

Weighs house prices, unit 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

They split

one each way, out of the 4 things we measure here

  • Epping is more walkable (96/100 vs 84/100)
  • Marsfield sits closer to the CBD (18.4 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 GPs (5 vs 2)
  • Marsfield has more residents already 65 and over (19% vs 14%)

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

Investors

They split

one each way, out of the 3 things we measure here

  • Epping is growing faster (24.8% vs -6.1%)
  • Marsfield returns a higher gross yield on houses (4.2% vs 2.4%)

Weighs house yield, unit yield, and population growth.

Where they sit

Epping and Marsfield 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 Marsfield
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 Marsfield
Walkability 96 / 84
Epping — Walkability: 96/100 Marsfield — Walkability: 84/100
Safety 61 / 69
Epping — Safety: 61/100 Marsfield — Safety: 69/100
Low fire risk 100 / 30
Epping — Low fire risk: 100/100 Marsfield — Low fire risk: 30/100

Demographics

Epping has more residents (29,551 vs 12,492); Epping has higher household incomes ($116,636 vs $101,036).

Epping Marsfield
Population 29,551
+58% vs other
 12,492
Population trend (2016 → 2021) +24.8% -6.1%
Median age 36 39
Median household income $116,636/yr
+13% vs other
 $101,036/yr
Median weekly rent $500/wk
+5% vs other
 $475/wk

Age profile

Share of residents in each band, 2021 Census.

Epping Marsfield
0-4 5.2% / 5.2%
Epping — 0-4: 5.2% Marsfield — 0-4: 5.2%
5-14 13.7% / 10.5%
Epping — 5-14: 13.7% Marsfield — 5-14: 10.5%
15-19 5.1% / 4.1%
Epping — 15-19: 5.1% Marsfield — 15-19: 4.1%
20-24 6.4% / 6.9%
Epping — 20-24: 6.4% Marsfield — 20-24: 6.9%
25-34 16.6% / 16.1%
Epping — 25-34: 16.6% Marsfield — 25-34: 16.1%
35-44 17.3% / 15.6%
Epping — 35-44: 17.3% Marsfield — 35-44: 15.6%
45-54 11.7% / 11.9%
Epping — 45-54: 11.7% Marsfield — 45-54: 11.9%
55-64 10.4% / 10.7%
Epping — 55-64: 10.4% Marsfield — 55-64: 10.7%
65-74 8.2% / 9.3%
Epping — 65-74: 8.2% Marsfield — 65-74: 9.3%
75-84 3.6% / 5.9%
Epping — 75-84: 3.6% Marsfield — 75-84: 5.9%
85+ 1.8% / 3.9%
Epping — 85+: 1.8% Marsfield — 85+: 3.9%

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%
Marsfield 41.4% couple families
Marsfield — Couple Families: 41.4% Marsfield — Lone Person: 36.7% Marsfield — One Parent Families: 11.9% Marsfield — Group Household: 8.3% Marsfield — 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%
Marsfield 39.6% renting
Marsfield — Owned Outright: 31.3% Marsfield — Mortgage: 29.1% Marsfield — Renting: 39.6%
Owned outright Mortgage Renting

Qualifications

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

Epping Marsfield
Bachelor Degree 26.5% / 23.4%
Epping — Bachelor Degree: 26.5% Marsfield — Bachelor Degree: 23.4%
Postgraduate Degree 16.5% / 14.6%
Epping — Postgraduate Degree: 16.5% Marsfield — Postgraduate Degree: 14.6%
Advanced Diploma / Diploma 7.0% / 7.5%
Epping — Advanced Diploma / Diploma: 7.0% Marsfield — Advanced Diploma / Diploma: 7.5%
Certificate III & IV 4.0% / 6.2%
Epping — Certificate III & IV: 4.0% Marsfield — Certificate III & IV: 6.2%
Graduate Diploma / Certificate 2.3% / 2.2%
Epping — Graduate Diploma / Certificate: 2.3% Marsfield — Graduate Diploma / Certificate: 2.2%

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 Marsfield
China 19.7% / 14.3%
Epping — China: 19.7% Marsfield — China: 14.3%
India 9.5% / 4.5%
Epping — India: 9.5% Marsfield — India: 4.5%
Malaysia 1.7% / 1.9%
Epping — Malaysia: 1.7% Marsfield — Malaysia: 1.9%
Philippines 1.4% / 2.1%
Epping — Philippines: 1.4% Marsfield — Philippines: 2.1%
Indonesia — / 2.0%
Epping — Indonesia: not among its largest Marsfield — Indonesia: 2.0%
Taiwan 1.3% / —
Epping — Taiwan: 1.3% Marsfield — Taiwan: not among its largest

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

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%
Marsfield 31.6% houses
Marsfield — Houses: 31.6% Marsfield — Flats / Apartments: 21.8% Marsfield — Townhouses: 46.6%
Houses Flats / Apartments Townhouses

Property market

Epping Marsfield
Median house price $2,486,900 $2,522,500
Median unit price $804,000 $850,000
Median land price —
same for both
Typical days to sell (houses) 24 days
from 156 sales
 26 days
from 94 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 Marsfield
2 bed $810K / $812K
Epping — 2 bed: $810K (336 sales) Marsfield — 2 bed: $812K (58 sales)

336 vs 58 sales

3 bed $1.11M / $1M
Epping — 3 bed: $1.11M (88 sales) Marsfield — 3 bed: $1M (20 sales)

88 vs 20 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 Marsfield
2 bed $1M / $1.07M
Epping — 2 bed: $1M (12 sales) Marsfield — 2 bed: $1.07M (5 sales)

12 vs 5 sales

3 bed $2.3M / $2.37M
Epping — 3 bed: $2.3M (54 sales) Marsfield — 3 bed: $2.37M (27 sales)

54 vs 27 sales

4 bed $2.39M / $2.45M
Epping — 4 bed: $2.39M (72 sales) Marsfield — 4 bed: $2.45M (35 sales)

72 vs 35 sales

5 bed $2.81M / $2.7M
Epping — 5 bed: $2.81M (64 sales) Marsfield — 5 bed: $2.7M (41 sales)

64 vs 41 sales

Zoning mix

Marsfield has more land zoned for conservation (16% vs 5%).

Epping Marsfield
Residential 84% 57%
Environmental 5% 16%
Infrastructure and transport 4% 15%
Parks and recreation 4% 11%
Commercial 2% 1%
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 Marsfield
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 Marsfield
Houses 2.4%
$1,000/wk on $2.2M
 4.2%
$785/wk on $975K
Units 5.2%
$780/wk on $779K
 4.8%
$688/wk on $750K

Ranking within NSW

Epping Marsfield
House price Higher than 92% of NSW Higher than 90% of NSW
Income Higher than 80% of NSW Higher than 69% of NSW
Schools Higher than 84% of NSW Higher than 99% of NSW
Walkability Higher than 98% of NSW Higher than 94% of NSW
Affordability Higher than 11% of NSW Higher than 9% of NSW
EV adoption Higher than 97% of NSW Higher than 96% of NSW
NBN connectivity Higher than 88% of NSW Higher than 83% of NSW
Rental yield (houses) Higher than 5% of NSW Higher than 82% of NSW
Rental yield (units) Higher than 75% of NSW Higher than 56% of NSW

Liveability

Epping scores higher overall (87 vs 74); Epping is more walkable (96 vs 84).

Epping Marsfield
Grade A+ A
Score 87/100 74/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Marsfield carries more bushfire risk (70 vs 0).

Epping Marsfield
Bushfire None
0/100
 High
70/100
Crime Low
39/100
 Low
31/100
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

Epping Marsfield
Inside the suburb 8 3
Rated above peers 4 3
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, 2.1 km
Full-time students aged 15–24 4.2% 4.8%

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 Marsfield

  • Epping Boys High School Government · Secondary above peers
  • Kent Road Public School Government · Primary above peers
  • St Anthony's Catholic Primary School Catholic · Primary above peers

Amenities in the suburb

Epping Marsfield
Supermarkets 2 1
Cafes & restaurants 21 3
Parks & reserves 19 20
Childcare 20 4
GPs 5 2
Pharmacies 3 2
Banks & Bank@Post 2 0
Fuel stations 2 1
Waterways 6 4

Mobility

Epping sits further from the CBD (22.8 km vs 18.4 km).

Epping Marsfield
Walkability score 96/100 84/100
Distance to Sydney 22.8 km
+19% vs other
 18.4 km
Drive time (normal traffic) 25 min 23 min
Public transport score 94/100
Rail · Bus
 94/100
Bus
Peak arrivals per hour 458.5
7-9am + 5-7pm
 374.5
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 Marsfield
Worked from Home 60.9% / 54.0%
Epping — Worked from Home: 60.9% Marsfield — Worked from Home: 54.0%
Car (driver) 26.4% / 34.1%
Epping — Car (driver): 26.4% Marsfield — Car (driver): 34.1%
Train 8.2% / 3.2%
Epping — Train: 8.2% Marsfield — Train: 3.2%
Car (passenger) 2.3% / 2.4%
Epping — Car (passenger): 2.3% Marsfield — Car (passenger): 2.4%
Bus 0.8% / 3.8%
Epping — Bus: 0.8% Marsfield — Bus: 3.8%
Walked Only 1.2% / 2.2%
Epping — Walked Only: 1.2% Marsfield — Walked Only: 2.2%

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

Setting

Epping Marsfield
Elevation 109 m
above sea level, at the suburb centre
 82 m
above sea level, at the suburb centre
Distance to the ocean 16.3 km 13.7 km

NBN connectivity

Epping Marsfield
Connectivity score 79/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 24%
11,433 premises
 0%
5,483 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Epping Marsfield
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

Marsfield

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

More comparisons

Other comparisons with Epping

Epping vs Carlingford Epping vs Eastwood Epping vs Beecroft Epping vs North Epping Epping vs Cheltenham

Other comparisons with Marsfield

Marsfield vs Ryde Marsfield vs Eastwood Marsfield vs North Ryde Marsfield vs Macquarie Park Marsfield vs North Epping Marsfield vs South Turramurra
Full data on Epping Full data on Marsfield
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