Epping vs South Morang

In both, most households own their home and the large majority of homes are detached houses. In Epping, about half of households are couple families. In South Morang, most households are couple families. Houses cost more in South Morang: a median of $813,000, against $735,000 in Epping, and rent is higher there too.

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 rated above their peers (2 vs 0)
  • has more childcare (32 vs 16)
  • has more parks and reserves (130 vs 108)
  • But South Morang carries lower crime risk (55/100 vs 86/100)

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 houses ($735,000 vs $813,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Epping

ahead on the one thing that separates them

  • has cheaper rent ($361/wk vs $390/wk)

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 has a shorter drive in (34 min vs 46 min)
  • South Morang is more walkable (70/100 vs 51/100)

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

Downsizers and retirees

South Morang

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (55/100 vs 86/100)
  • is more walkable (70/100 vs 51/100)
  • But Epping has more GPs (19 vs 7)

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

Investors

Too close to call

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

Weighs house yield, unit yield, and population growth.

Where they sit

Epping and South Morang 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 South Morang
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 South Morang
Walkability 51 / 70
Epping — Walkability: 51/100 South Morang — Walkability: 70/100
Safety 14 / 45
Epping — Safety: 14/100 South Morang — Safety: 45/100
Low fire risk 46 / 48
Epping — Low fire risk: 46/100 South Morang — Low fire risk: 48/100
Low flood risk 56 / 51
Epping — Low flood risk: 56/100 South Morang — Low flood risk: 51/100

Demographics

Epping has more residents (33,489 vs 24,989); South Morang has higher household incomes ($108,056 vs $86,892).

Epping South Morang
Population 33,489
+25% vs other
 24,989
Population trend (2016 → 2021) +3.4% +3.9%
Median age 35 36
Median household income $86,892/yr $108,056/yr
+24% vs other
Median weekly rent $361/wk $390/wk
+8% vs other

Age profile

Share of residents in each band, 2021 Census.

Epping South Morang
0-4 6.7% / 6.0%
Epping — 0-4: 6.7% South Morang — 0-4: 6.0%
5-14 14.1% / 14.9%
Epping — 5-14: 14.1% South Morang — 5-14: 14.9%
15-19 5.5% / 7.3%
Epping — 15-19: 5.5% South Morang — 15-19: 7.3%
20-24 6.5% / 6.7%
Epping — 20-24: 6.5% South Morang — 20-24: 6.7%
25-34 15.6% / 13.2%
Epping — 25-34: 15.6% South Morang — 25-34: 13.2%
35-44 16.1% / 15.9%
Epping — 35-44: 16.1% South Morang — 35-44: 15.9%
45-54 12.1% / 15.1%
Epping — 45-54: 12.1% South Morang — 45-54: 15.1%
55-64 10.7% / 10.1%
Epping — 55-64: 10.7% South Morang — 55-64: 10.1%
65-74 7.4% / 6.1%
Epping — 65-74: 7.4% South Morang — 65-74: 6.1%
75-84 3.5% / 3.2%
Epping — 75-84: 3.5% South Morang — 75-84: 3.2%
85+ 1.7% / 1.5%
Epping — 85+: 1.7% South Morang — 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%
South Morang 61.0% couple families
South Morang — Couple Families: 61.0% South Morang — Lone Person: 19.5% South Morang — One Parent Families: 15.9% South Morang — Group Household: 2.4% South Morang — Other Families: 1.2%
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%
South Morang 21.3% renting
South Morang — Owned Outright: 24.5% South Morang — Mortgage: 54.2% South Morang — Renting: 21.3%
Owned outright Mortgage Renting

Qualifications

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

Epping South Morang
Certificate III & IV 11.0% / 12.8%
Epping — Certificate III & IV: 11.0% South Morang — Certificate III & IV: 12.8%
Bachelor Degree 11.0% / 12.6%
Epping — Bachelor Degree: 11.0% South Morang — Bachelor Degree: 12.6%
Advanced Diploma / Diploma 8.0% / 8.2%
Epping — Advanced Diploma / Diploma: 8.0% South Morang — Advanced Diploma / Diploma: 8.2%
Postgraduate Degree 4.4% / 4.8%
Epping — Postgraduate Degree: 4.4% South Morang — Postgraduate Degree: 4.8%
Graduate Diploma / Certificate 1.4% / 1.7%
Epping — Graduate Diploma / Certificate: 1.4% South Morang — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (12.8%).

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 South Morang
India 8.6% / 6.5%
Epping — India: 8.6% South Morang — India: 6.5%
Italy 2.2% / 2.4%
Epping — Italy: 2.2% South Morang — Italy: 2.4%
Sri Lanka 2.1% / 1.7%
Epping — Sri Lanka: 2.1% South Morang — Sri Lanka: 1.7%
Iraq 1.9% / 1.0%
Epping — Iraq: 1.9% South Morang — Iraq: 1.0%
Philippines 1.5% / 1.4%
Epping — Philippines: 1.5% South Morang — Philippines: 1.4%
China 1.6% / 1.2%
Epping — China: 1.6% South Morang — China: 1.2%
Iran — / 1.3%
Epping — Iran: not among its largest South Morang — Iran: 1.3%

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%
South Morang 84.4% houses
South Morang — Houses: 84.4% South Morang — Townhouses: 15.2% South Morang — Flats / Apartments: 0.4%
Houses Townhouses Flats / Apartments

Property market

Epping South Morang
Median house price $735,000 $813,000
Median unit price $500,000 $546,750
Median land price $692,500 $625,000
Typical days to sell (houses) 28 days
from 419 sales
 24 days
from 233 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 South Morang
2 bed $499K / $465K
Epping — 2 bed: $499K (62 sales) South Morang — 2 bed: $465K (23 sales)

62 vs 23 sales

3 bed $580K / $612K
Epping — 3 bed: $580K (19 sales) South Morang — 3 bed: $612K (13 sales)

19 vs 13 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 South Morang
2 bed $540K / $530K
Epping — 2 bed: $540K (42 sales) South Morang — 2 bed: $530K (19 sales)

42 vs 19 sales

3 bed $700K / $739K
Epping — 3 bed: $700K (295 sales) South Morang — 3 bed: $739K (154 sales)

295 vs 154 sales

4 bed $798K / $900K
Epping — 4 bed: $798K (211 sales) South Morang — 4 bed: $900K (183 sales)

211 vs 183 sales

5 bed $850K / $1.12M
Epping — 5 bed: $850K (26 sales) South Morang — 5 bed: $1.12M (22 sales)

26 vs 22 sales

Zoning mix

Epping has more industrially zoned land (15% vs 0%); South Morang has more land zoned for conservation (20% vs 9%).

Epping South Morang
Residential 26% 48%
Other and special use 23% 3%
Environmental 9% 20%
Parks and recreation 6% 19%
Industrial 15% 0%
Commercial 12% 4%
Infrastructure and transport 10% 6%
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 South Morang
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 South Morang
Houses 4.3%
$560/wk on $682K
 3.9%
$570/wk on $755K
Units 5.2%
$482/wk on $484K
 5.3%
$468/wk on $456K

Ranking within VIC

Epping South Morang
House price Higher than 45% of VIC Higher than 52% of VIC
Income Higher than 57% of VIC Higher than 80% of VIC
Schools Higher than 39% of VIC Higher than 8% of VIC
Walkability Higher than 86% of VIC Higher than 90% of VIC
Affordability Higher than 62% of VIC Higher than 78% of VIC
EV adoption Higher than 64% of VIC Higher than 75% of VIC
NBN connectivity Higher than 95% of VIC Higher than 98% of VIC
Rental yield (houses) Higher than 84% of VIC Higher than 63% of VIC
Rental yield (units) Higher than 71% of VIC Higher than 77% of VIC

Liveability

South Morang is more walkable (70 vs 51); South Morang scores higher overall (43 vs 35).

Epping South Morang
Grade C
same for both
Score 35/100 43/100
Socio-economic band mid-range socio-economic
decile 4/10
 advantaged area
decile 7/10

Risk profile

Epping carries more crime risk (86 vs 55).

Epping South Morang
Bushfire Moderate
54/100
 Moderate
52/100
Crime High
86/100
 Moderate
55/100
Flood Moderate
44/100
 Moderate
49/100
Coastal erosion None
0/100
same for both
Aircraft noise Moderate
50/100
 None
0/100
Industrial facilities nearby 14
within 5 km
 0
within 5 km

Schools

Epping South Morang
Inside the suburb 16 8
Rated above peers 2 0
Rated at peers 5 1
Rated below peers 3 2
Universities within 10 km 2
Melbourne (Bundoora) Campus, 8.0 km
 2
Melbourne (Bundoora) Campus, 7.7 km
Full-time students aged 15–24 2.5% 2.8%

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 South Morang

  • Marymede Catholic College Catholic · Combined at peers
  • Morang South Primary School Government · Primary below peers
  • The Lakes South Morang College Government · Combined below peers
  • Plenty River College Independent · Secondary
  • The Lakes South Morang College-Primary Campus Government · Combined
  • Collingwood English Language School-South Morang Campus Government · Combined · Special school

Amenities in the suburb

Epping South Morang
Supermarkets 9 2
Cafes & restaurants 29 6
Parks & reserves 130 108
Childcare 32 16
GPs 19 7
Pharmacies 8 2
Hospitals 1 0
Police stations 1 0
Banks & Bank@Post 8 0
Fuel stations 13 5
EV chargers 1 0
Waterways 35 21

Mobility

Epping South Morang
Walkability score 51/100 70/100
Distance to Melbourne 33.5 km
+4% vs other
 32.1 km
Drive time (normal traffic) 34 min 46 min
Public transport score 93/100
Rail · Bus
 94/100
Rail · Bus
Peak arrivals per hour 764.8
7-9am + 5-7pm
 379.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.7%
postcode 3076
 1.0%
postcode 3752
Rooftop solar per 100 dwellings 40
postcode 3076
 40
postcode 3752

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 South Morang
Car (driver) 68.9% / 66.7%
Epping — Car (driver): 68.9% South Morang — Car (driver): 66.7%
Worked from Home 19.5% / 24.2%
Epping — Worked from Home: 19.5% South Morang — Worked from Home: 24.2%
Car (passenger) 4.8% / 4.1%
Epping — Car (passenger): 4.8% South Morang — Car (passenger): 4.1%
Train 4.4% / 3.5%
Epping — Train: 4.4% South Morang — Train: 3.5%
Bus 1.4% / 1.0%
Epping — Bus: 1.4% South Morang — Bus: 1.0%

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

Setting

Epping South Morang
Elevation 138 m
above sea level, at the suburb centre
 149 m
above sea level, at the suburb centre
Distance to the ocean 23.6 km 26.8 km

NBN connectivity

Epping South Morang
Connectivity score 90/100 98/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 59%
14,309 premises
 96%
10,106 premises

Climate

Epping South Morang
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 South Morang
PM2.5 3.9 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Epping South Morang
Average residential rate $1,899/yr
same for both
Council Whittlesea
same for both

Federal electorate

Epping South Morang
Division Scullin
same for both
Member Andrew Giles
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Epping South Morang
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

South Morang

Easy Commute Multicultural Outer Parks Transport Hub

More comparisons

Other comparisons with Epping

Epping vs Craigieburn Epping vs Mill Park Epping vs Wollert Epping vs Lalor Epping vs Campbellfield

Other comparisons with South Morang

South Morang vs Mill Park South Morang vs Doreen South Morang vs Wollert South Morang vs Mernda South Morang vs Plenty South Morang vs Yarrambat
Full data on Epping Full data on South Morang
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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