Epping vs Mill Park

Epping is the younger of the two, with a median age of 35 against 40 in Mill Park. In both, most households own their home, the large majority of homes are detached houses, and about half of households are couple families. Houses cost more in Mill Park: a median of $830,000, against $735,000 in Epping. Mill Park is closer to the city centre: 27.5 km, against 33.5 km. On these figures, Epping tends to suit families with children.

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 parks and reserves (130 vs 49)
  • has more schools inside the suburb (16 vs 7)
  • has more childcare (32 vs 19)
  • But Mill Park has more schools rated above their peers (4 vs 2)

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

First-home buyers

Epping

ahead on 3 of the 4 things we measure here

  • has cheaper land ($692,500 vs $907,500)
  • has cheaper houses ($735,000 vs $830,000)
  • has cheaper units ($500,000 vs $560,000)

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

Mill Park

ahead on 2 of the 4 things we measure here

  • is more walkable (83/100 vs 51/100)
  • sits closer to the CBD (27.5 km vs 33.5 km)
  • But Epping has a shorter drive in (34 min vs 41 min)

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

Downsizers and retirees

Mill Park

ahead on 2 of the 5 things we measure here

  • is more walkable (83/100 vs 51/100)
  • carries lower crime risk (63/100 vs 86/100)
  • But Epping has more GPs (19 vs 13)

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 (3.4% vs -3.4%)
  • returns a higher gross yield on units (5.2% vs 4.5%)

Weighs house yield, unit yield, and population growth.

Where they sit

Epping and Mill Park 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 Mill Park
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 Mill Park
Walkability 51 / 83
Epping — Walkability: 51/100 Mill Park — Walkability: 83/100
Safety 14 / 37
Epping — Safety: 14/100 Mill Park — Safety: 37/100
Low fire risk 46 / 55
Epping — Low fire risk: 46/100 Mill Park — Low fire risk: 55/100
Low flood risk 56 / 60
Epping — Low flood risk: 56/100 Mill Park — Low flood risk: 60/100

Demographics

Mill Park skews older (40 vs 35).

Epping Mill Park
Population 33,489
+14% vs other
 28,712
Population trend (2016 → 2021) +3.4% -3.4%
Median age 35 40
Median household income $86,892/yr $90,220/yr
+4% vs other
Median weekly rent $361/wk $366/wk
+1% vs other

Age profile

Share of residents in each band, 2021 Census.

Epping Mill Park
0-4 6.7% / 5.0%
Epping — 0-4: 6.7% Mill Park — 0-4: 5.0%
5-14 14.1% / 10.5%
Epping — 5-14: 14.1% Mill Park — 5-14: 10.5%
15-19 5.5% / 5.7%
Epping — 15-19: 5.5% Mill Park — 15-19: 5.7%
20-24 6.5% / 7.0%
Epping — 20-24: 6.5% Mill Park — 20-24: 7.0%
25-34 15.6% / 14.5%
Epping — 25-34: 15.6% Mill Park — 25-34: 14.5%
35-44 16.1% / 12.8%
Epping — 35-44: 16.1% Mill Park — 35-44: 12.8%
45-54 12.1% / 13.1%
Epping — 45-54: 12.1% Mill Park — 45-54: 13.1%
55-64 10.7% / 15.5%
Epping — 55-64: 10.7% Mill Park — 55-64: 15.5%
65-74 7.4% / 10.3%
Epping — 65-74: 7.4% Mill Park — 65-74: 10.3%
75-84 3.5% / 4.2%
Epping — 75-84: 3.5% Mill Park — 75-84: 4.2%
85+ 1.7% / 1.5%
Epping — 85+: 1.7% Mill Park — 85+: 1.5%

Bars are drawn against the largest share shown (16.1%).

Who lives together

Household composition, 2021 Census.

Epping 53.4% couple families
Epping — Couple Families: 53.4% Epping — Lone Person: 22.8% Epping — One Parent Families: 18.7% Epping — Group Household: 3.3% Epping — Other Families: 1.8%
Mill Park 52.9% couple families
Mill Park — Couple Families: 52.9% Mill Park — Lone Person: 24.8% Mill Park — One Parent Families: 17.3% Mill Park — Group Household: 3.5% Mill Park — Other Families: 1.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Epping 30.3% renting
Epping — Owned Outright: 26.6% Epping — Mortgage: 43.2% Epping — Renting: 30.3%
Mill Park 23.3% renting
Mill Park — Owned Outright: 39.8% Mill Park — Mortgage: 36.9% Mill Park — Renting: 23.3%
Owned outright Mortgage Renting

Qualifications

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

Epping Mill Park
Bachelor Degree 11.0% / 13.2%
Epping — Bachelor Degree: 11.0% Mill Park — Bachelor Degree: 13.2%
Certificate III & IV 11.0% / 12.7%
Epping — Certificate III & IV: 11.0% Mill Park — Certificate III & IV: 12.7%
Advanced Diploma / Diploma 8.0% / 8.6%
Epping — Advanced Diploma / Diploma: 8.0% Mill Park — Advanced Diploma / Diploma: 8.6%
Postgraduate Degree 4.4% / 4.7%
Epping — Postgraduate Degree: 4.4% Mill Park — Postgraduate Degree: 4.7%
Graduate Diploma / Certificate 1.4% / 1.7%
Epping — Graduate Diploma / Certificate: 1.4% Mill Park — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (13.2%).

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 Mill Park
India 8.6% / 3.3%
Epping — India: 8.6% Mill Park — India: 3.3%
Italy 2.2% / 3.0%
Epping — Italy: 2.2% Mill Park — Italy: 3.0%
China 1.6% / 2.9%
Epping — China: 1.6% Mill Park — China: 2.9%
Sri Lanka 2.1% / 1.7%
Epping — Sri Lanka: 2.1% Mill Park — Sri Lanka: 1.7%
Greece 1.3% / 2.3%
Epping — Greece: 1.3% Mill Park — Greece: 2.3%
Iraq 1.9% / —
Epping — Iraq: 1.9% Mill Park — Iraq: not among its largest

Bars are drawn against the largest share shown (8.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Epping 81.2% houses
Epping — Houses: 81.2% Epping — Townhouses: 17.0% Epping — Flats / Apartments: 1.9%
Mill Park 87.7% houses
Mill Park — Houses: 87.7% Mill Park — Townhouses: 9.8% Mill Park — Flats / Apartments: 2.6%
Houses Townhouses Flats / Apartments

Property market

Epping Mill Park
Median house price $735,000 $830,000
Median unit price $500,000 $560,000
Median land price $692,500 $907,500
Typical days to sell (houses) 28 days
from 419 sales
 23 days
from 280 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 Mill Park
2 bed $499K / $445K
Epping — 2 bed: $499K (62 sales) Mill Park — 2 bed: $445K (37 sales)

62 vs 37 sales

3 bed $580K / $640K
Epping — 3 bed: $580K (19 sales) Mill Park — 3 bed: $640K (15 sales)

19 vs 15 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 Mill Park
2 bed $540K / $586K
Epping — 2 bed: $540K (42 sales) Mill Park — 2 bed: $586K (24 sales)

42 vs 24 sales

3 bed $700K / $800K
Epping — 3 bed: $700K (295 sales) Mill Park — 3 bed: $800K (277 sales)

295 vs 277 sales

4 bed $798K / $902K
Epping — 4 bed: $798K (211 sales) Mill Park — 4 bed: $902K (175 sales)

211 vs 175 sales

5 bed $850K / $982K
Epping — 5 bed: $850K (26 sales) Mill Park — 5 bed: $982K (36 sales)

26 vs 36 sales

Zoning mix

Epping has more industrially zoned land (15% vs 0%).

Epping Mill Park
Residential 26% 69%
Other and special use 23% 0%
Parks and recreation 6% 15%
Industrial 15% 0%
Commercial 12% 7%
Infrastructure and transport 10% 8%
Environmental 9% 0%
Rural and farming 1% 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 Mill Park
New dwellings approved 2,632
across Whittlesea
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.

Epping Mill Park
Houses 4.3%
$560/wk on $682K
 4.0%
$585/wk on $761K
Units 5.2%
$482/wk on $484K
 4.5%
$500/wk on $572K

Ranking within VIC

Epping Mill Park
House price Higher than 45% of VIC Higher than 59% of VIC
Income Higher than 57% of VIC Higher than 60% of VIC
Schools Higher than 39% of VIC Higher than 87% of VIC
Walkability Higher than 86% of VIC Higher than 94% of VIC
Affordability Higher than 62% of VIC Higher than 47% of VIC
EV adoption Higher than 64% of VIC Higher than 55% of VIC
NBN connectivity Higher than 95% of VIC Higher than 99% of VIC
Rental yield (houses) Higher than 84% of VIC Higher than 68% of VIC
Rental yield (units) Higher than 71% of VIC Higher than 34% of VIC

Liveability

Mill Park scores higher overall (61 vs 35); Mill Park is more walkable (83 vs 51).

Epping Mill Park
Grade C B
Score 35/100 61/100
Socio-economic band mid-range socio-economic
decile 4/10
 mid-range socio-economic
decile 5/10

Risk profile

Epping carries more crime risk (86 vs 63).

Epping Mill Park
Bushfire Moderate
54/100
 Moderate
45/100
Crime High
86/100
 Moderate
63/100
Flood Moderate
44/100
 Moderate
40/100
Coastal erosion None
0/100
same for both
Aircraft noise Moderate
50/100
 None
0/100
Industrial facilities nearby 14
within 5 km
 6
within 5 km

Schools

Epping Mill Park
Inside the suburb 16 7
Rated above peers 2 4
Rated at peers 5 2
Rated below peers 3 0
Universities within 10 km 2
Melbourne (Bundoora) Campus, 8.0 km
 2
Melbourne (Bundoora) Campus, 3.8 km
Full-time students aged 15–24 2.5% 2.9%

Schools in Epping

  • Al Siraat College Independent · Combined above peers
  • Meadowglen Primary School Government · Primary above peers
  • Epping Primary School Government · Primary at peers
  • Harvest Home Primary School Government · Primary at peers
  • St Mary of the Cross MacKillop Catholic Parish Primary School Catholic · Primary at peers
  • St Monica's College - Dalton Road Campus Catholic · Secondary at peers

Schools in Mill Park

  • Mill Park Primary School Government · Primary above peers
  • Mill Park Secondary College Government · Secondary above peers
  • Plenty Parklands Primary School Government · Primary above peers
  • St Francis of Assisi School Catholic · Primary above peers
  • Findon Primary School Government · Primary at peers
  • Mill Park Heights Primary School Government · Primary at peers

Amenities in the suburb

Epping Mill Park
Supermarkets 9 5
Cafes & restaurants 29 18
Parks & reserves 130 49
Childcare 32 19
GPs 19 13
Pharmacies 8 6
Hospitals 1 0
Police stations 1
same for both
Banks & Bank@Post 8 5
Fuel stations 13 5
EV chargers 1 0
Waterways 35 4

Mobility

Epping sits further from the CBD (33.5 km vs 27.5 km).

Epping Mill Park
Walkability score 51/100 83/100
Distance to Melbourne 33.5 km
+18% vs other
 27.5 km
Drive time (normal traffic) 34 min 41 min
Public transport score 93/100
Rail · Bus
same for both
Peak arrivals per hour 764.8
7-9am + 5-7pm
 526.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.7%
postcode 3076
 0.6%
postcode 3082
Rooftop solar per 100 dwellings 40
postcode 3076
 31
postcode 3082

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 Mill Park
Car (driver) 68.9% / 68.0%
Epping — Car (driver): 68.9% Mill Park — Car (driver): 68.0%
Worked from Home 19.5% / 23.3%
Epping — Worked from Home: 19.5% Mill Park — Worked from Home: 23.3%
Car (passenger) 4.8% / 4.1%
Epping — Car (passenger): 4.8% Mill Park — Car (passenger): 4.1%
Train 4.4% / 2.8%
Epping — Train: 4.4% Mill Park — Train: 2.8%
Bus 1.4% / 0.8%
Epping — Bus: 1.4% Mill Park — Bus: 0.8%

Bars are drawn against the largest share shown (68.9%).

Setting

Epping Mill Park
Elevation 138 m
above sea level, at the suburb centre
 140 m
above sea level, at the suburb centre
Distance to the ocean 23.6 km 22.9 km

NBN connectivity

Epping Mill Park
Connectivity score 90/100 99/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 59%
14,309 premises
 95%
11,716 premises

Climate

Epping Mill Park
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Epping Mill Park
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Epping Mill Park
Average residential rate $1,899/yr
same for both
Council Whittlesea
same for both

Federal electorate

Epping Mill Park
Division Scullin
same for both
Member Andrew Giles
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Epping Mill Park
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Epping

Easy Commute Middle-Ring Multicultural Parks Transport Hub

Mill Park

Easy Commute Middle-Ring Multicultural Parks Transport Hub

More comparisons

Other comparisons with Epping

Epping vs Craigieburn Epping vs South Morang Epping vs Wollert Epping vs Lalor Epping vs Campbellfield

Other comparisons with Mill Park

Mill Park vs Bundoora Mill Park vs South Morang Mill Park vs Lalor Mill Park vs Plenty
Full data on Epping Full data on Mill Park
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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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