Epping vs North Epping

Epping is the younger of the two, with a median age of 36 against 44 in North Epping. In both, most households own their home and most households are couple families. In Epping, about half of homes are flats or apartments. In North Epping, the large majority of homes are detached houses. On these figures, North Epping 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

They split

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

  • Epping has more childcare (20 vs 2)
  • North Epping 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 $1,680,000)

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 12%)
  • has cheaper rent ($500/wk vs $615/wk)

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

Commuting to the city

Epping

ahead on 2 of the 4 things we measure here

  • gets more of its commuters onto trains and trams (8% vs 3%)
  • is more walkable (96/100 vs 80/100)

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

Downsizers and retirees

Epping

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (58% vs 8%)
  • has more GPs (5 vs 1)
  • is more walkable (96/100 vs 80/100)
  • But North Epping carries lower crime risk (18/100 vs 39/100)

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 2.9%)

Weighs house yield and population growth.

Where they sit

Epping and North 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.

Epping North 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.

Epping North Epping
Walkability 96 / 80
Epping — Walkability: 96/100 North Epping — Walkability: 80/100
Safety 61 / 82
Epping — Safety: 61/100 North Epping — Safety: 82/100
Low fire risk 100 / 22
Epping — Low fire risk: 100/100 North Epping — Low fire risk: 22/100

Demographics

Epping has more residents (29,551 vs 4,657); North Epping has higher household incomes ($159,224 vs $116,636).

Epping North Epping
Population 29,551
+84% vs other
 4,657
Population trend (2016 → 2021) +24.8% +2.9%
Median age 36 44
Median household income $116,636/yr $159,224/yr
+37% vs other
Median weekly rent $500/wk $615/wk
+23% vs other

Age profile

Share of residents in each band, 2021 Census.

Epping North Epping
0-4 5.2% / 4.0%
Epping — 0-4: 5.2% North Epping — 0-4: 4.0%
5-14 13.7% / 14.9%
Epping — 5-14: 13.7% North Epping — 5-14: 14.9%
15-19 5.1% / 7.9%
Epping — 15-19: 5.1% North Epping — 15-19: 7.9%
20-24 6.4% / 5.8%
Epping — 20-24: 6.4% North Epping — 20-24: 5.8%
25-34 16.6% / 7.0%
Epping — 25-34: 16.6% North Epping — 25-34: 7.0%
35-44 17.3% / 11.3%
Epping — 35-44: 17.3% North Epping — 35-44: 11.3%
45-54 11.7% / 15.9%
Epping — 45-54: 11.7% North Epping — 45-54: 15.9%
55-64 10.4% / 14.5%
Epping — 55-64: 10.4% North Epping — 55-64: 14.5%
65-74 8.2% / 9.0%
Epping — 65-74: 8.2% North Epping — 65-74: 9.0%
75-84 3.6% / 6.9%
Epping — 75-84: 3.6% North Epping — 75-84: 6.9%
85+ 1.8% / 2.7%
Epping — 85+: 1.8% North Epping — 85+: 2.7%

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%
North Epping 70.0% couple families
North Epping — Couple Families: 70.0% North Epping — Lone Person: 17.7% North Epping — One Parent Families: 10.4% North Epping — Group Household: 1.4% North Epping — Other Families: 0.5%
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%
North Epping 11.7% renting
North Epping — Owned Outright: 47.7% North Epping — Mortgage: 40.7% North Epping — Renting: 11.7%
Owned outright Mortgage Renting

Qualifications

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

Epping North Epping
Bachelor Degree 26.5% / 23.4%
Epping — Bachelor Degree: 26.5% North Epping — Bachelor Degree: 23.4%
Postgraduate Degree 16.5% / 13.7%
Epping — Postgraduate Degree: 16.5% North Epping — Postgraduate Degree: 13.7%
Advanced Diploma / Diploma 7.0% / 7.2%
Epping — Advanced Diploma / Diploma: 7.0% North Epping — Advanced Diploma / Diploma: 7.2%
Certificate III & IV 4.0% / 6.0%
Epping — Certificate III & IV: 4.0% North Epping — Certificate III & IV: 6.0%
Graduate Diploma / Certificate 2.3% / 3.3%
Epping — Graduate Diploma / Certificate: 2.3% North Epping — Graduate Diploma / Certificate: 3.3%

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.

Epping North Epping
China 19.7% / 6.9%
Epping — China: 19.7% North Epping — China: 6.9%
India 9.5% / 4.3%
Epping — India: 9.5% North Epping — India: 4.3%
England 1.3% / 3.2%
Epping — England: 1.3% North Epping — England: 3.2%
Malaysia 1.7% / 1.7%
Epping — Malaysia: 1.7% North Epping — Malaysia: 1.7%
New Zealand — / 1.7%
Epping — New Zealand: not among its largest North Epping — New Zealand: 1.7%
Philippines 1.4% / —
Epping — Philippines: 1.4% North Epping — Philippines: not among its largest
Taiwan 1.3% / —
Epping — Taiwan: 1.3% North Epping — 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%
North Epping 92.0% houses
North Epping — Houses: 92.0% North Epping — Flats / Apartments: 2.6% North Epping — Townhouses: 5.4%
Houses Flats / Apartments Townhouses

Property market

Epping North Epping
Median house price $2,486,900 $2,365,000
Median unit price $804,000 $1,680,000
Median land price —
same for both
Typical days to sell (houses) 24 days
from 156 sales
 22 days
from 36 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 North Epping
3 bed $2.3M / $2.06M
Epping — 3 bed: $2.3M (54 sales) North Epping — 3 bed: $2.06M (27 sales)

54 vs 27 sales

4 bed $2.39M / $2.28M
Epping — 4 bed: $2.39M (72 sales) North Epping — 4 bed: $2.28M (32 sales)

72 vs 32 sales

5 bed $2.81M / $2.75M
Epping — 5 bed: $2.81M (64 sales) North Epping — 5 bed: $2.75M (36 sales)

64 vs 36 sales

Zoning mix

North Epping has more land zoned for conservation (21% vs 5%).

Epping North Epping
Residential 84% 70%
Environmental 5% 21%
Parks and recreation 4% 8%
Infrastructure and transport 4% 1%
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 North Epping
New dwellings approved 2,888
across Parramatta
 260
across Hornsby
Approvals change year on year +154% -79%

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 North Epping
Houses 2.4%
$1,000/wk on $2.2M
 2.8%
$1,025/wk on $1.88M
Units 5.2%
$780/wk on $779K
 —

Ranking within NSW

Epping North Epping
House price Higher than 92% of NSW Higher than 90% of NSW
Income Higher than 80% of NSW Higher than 96% of NSW
Schools Higher than 84% of NSW —
Walkability Higher than 98% of NSW Higher than 92% of NSW
Affordability Higher than 11% of NSW Higher than 31% of NSW
EV adoption Higher than 97% of NSW
same for both
NBN connectivity Higher than 88% of NSW Higher than 82% of NSW
Rental yield (houses) Higher than 5% of NSW Higher than 16% of NSW
Rental yield (units) Higher than 75% of NSW —

Liveability

Epping is more walkable (96 vs 80); Epping scores higher overall (87 vs 73).

Epping North Epping
Grade A+ A
Score 87/100 73/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

North Epping carries more bushfire risk (78 vs 0); Epping carries more crime risk (39 vs 18).

Epping North Epping
Bushfire None
0/100
 High
78/100
Crime Low
39/100
 Low
18/100
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
 0
within 5 km

Schools

Epping North Epping
Inside the suburb 8 1
Rated above peers 4 1
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
 1
Macquarie University Wallumattagal Campus at North Ryde, 3.9 km
Full-time students aged 15–24 4.2% 4.7%

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 North Epping

  • Epping North Public School Government · Primary above peers

Amenities in the suburb

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

Mobility

Epping North Epping
Walkability score 96/100 80/100
Distance to Sydney 22.8 km
+6% vs other
 21.5 km
Drive time (normal traffic) 25 min 28 min
Public transport score 94/100
Rail · Bus
 78/100
Bus
Peak arrivals per hour 458.5
7-9am + 5-7pm
 106.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 2.8%
postcode 2121
same for both
Rooftop solar per 100 dwellings 22
postcode 2121
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.

Epping North Epping
Worked from Home 60.9% / 61.4%
Epping — Worked from Home: 60.9% North Epping — Worked from Home: 61.4%
Car (driver) 26.4% / 31.2%
Epping — Car (driver): 26.4% North Epping — Car (driver): 31.2%
Train 8.2% / 3.1%
Epping — Train: 8.2% North Epping — Train: 3.1%
Car (passenger) 2.3% / 2.3%
Epping — Car (passenger): 2.3% North Epping — Car (passenger): 2.3%
Walked Only 1.2% / 1.2%
Epping — Walked Only: 1.2% North Epping — Walked Only: 1.2%

Bars are drawn against the largest share shown (61.4%).

Setting

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

NBN connectivity

Epping North Epping
Connectivity score 79/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 24%
11,433 premises
 0%
1,634 premises

Climate

Epping North 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)

Epping North 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

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

Federal electorate

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

First Home Owner Grant

Epping North Epping
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

North Epping

Middle-Ring Parks Premium Professionals Quiet

More comparisons

Other comparisons with Epping

Epping vs Carlingford Epping vs Eastwood Epping vs Marsfield Epping vs Beecroft Epping vs Cheltenham

Other comparisons with North Epping

North Epping vs Marsfield North Epping vs Pennant Hills North Epping vs South Turramurra North Epping vs Cheltenham
Full data on Epping Full data on North 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.

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