Epsom vs Eaglehawk

Epsom is the younger of the two, with a median age of 32 against 43 in Eaglehawk. In both, most households own their home and the large majority of homes are detached houses. In Epsom, about half of households are couple families. In Eaglehawk, about half of households are people living alone. Houses cost more in Epsom: a median of $652,000, against $571,000 in Eaglehawk, and rent is higher there too. On these figures, Epsom tends to suit families with children and couples, while Eaglehawk suits people living alone and older residents.

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

Eaglehawk

ahead on 2 of the 6 things we measure here

  • has more schools inside the suburb (3 vs 1)
  • has more parks and reserves (6 vs 2)
  • But Epsom is already more of a family suburb (67% vs 47%)

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

First-home buyers

Eaglehawk

ahead on 2 of the 4 things we measure here

  • has cheaper units ($395,500 vs $545,000)
  • has cheaper houses ($571,000 vs $652,500)
  • But Epsom leaves households under less mortgage stress (20% vs 26%)

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

Renters

Eaglehawk

ahead on the one thing that separates them

  • has cheaper rent ($265/wk vs $340/wk)

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

Commuting to the city

Epsom

ahead on the one thing that separates them

  • is more walkable (42/100 vs 24/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

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

  • Epsom is more walkable (42/100 vs 24/100)
  • Eaglehawk has more residents already 65 and over (23% vs 12%)

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

Investors

Epsom

ahead on the one thing that separates them

  • is growing faster (15.9% vs -2.7%)

Weighs house yield and population growth.

Where they sit

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

Epsom Eaglehawk
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.

Epsom Eaglehawk
Walkability 42 / 24
Epsom — Walkability: 42/100 Eaglehawk — Walkability: 24/100
Safety 27 / 24
Epsom — Safety: 27/100 Eaglehawk — Safety: 24/100
Low fire risk 100 / 55
Epsom — Low fire risk: 100/100 Eaglehawk — Low fire risk: 55/100
Low flood risk 17 / 54
Epsom — Low flood risk: 17/100 Eaglehawk — Low flood risk: 54/100

Demographics

Epsom has higher household incomes ($89,128 vs $59,280); Eaglehawk skews older (43 vs 32).

Epsom Eaglehawk
Population 5,014 5,538
+10% vs other
Population trend (2016 → 2021) +15.9% -2.7%
Median age 32 43
Median household income $89,128/yr
+33% vs other
 $59,280/yr
Median weekly rent $340/wk
+22% vs other
 $265/wk

Age profile

Share of residents in each band, 2021 Census.

Epsom Eaglehawk
0-4 8.6% / 5.4%
Epsom — 0-4: 8.6% Eaglehawk — 0-4: 5.4%
5-14 16.0% / 11.4%
Epsom — 5-14: 16.0% Eaglehawk — 5-14: 11.4%
15-19 6.0% / 5.0%
Epsom — 15-19: 6.0% Eaglehawk — 15-19: 5.0%
20-24 5.9% / 6.0%
Epsom — 20-24: 5.9% Eaglehawk — 20-24: 6.0%
25-34 17.1% / 13.2%
Epsom — 25-34: 17.1% Eaglehawk — 25-34: 13.2%
35-44 14.3% / 10.4%
Epsom — 35-44: 14.3% Eaglehawk — 35-44: 10.4%
45-54 11.0% / 12.1%
Epsom — 45-54: 11.0% Eaglehawk — 45-54: 12.1%
55-64 9.0% / 13.6%
Epsom — 55-64: 9.0% Eaglehawk — 55-64: 13.6%
65-74 7.6% / 13.2%
Epsom — 65-74: 7.6% Eaglehawk — 65-74: 13.2%
75-84 3.4% / 7.2%
Epsom — 75-84: 3.4% Eaglehawk — 75-84: 7.2%
85+ 1.0% / 2.5%
Epsom — 85+: 1.0% Eaglehawk — 85+: 2.5%

Bars are drawn against the largest share shown (17.1%).

Who lives together

Household composition, 2021 Census.

Epsom 48.1% couple families
Epsom — Couple Families: 48.1% Epsom — Lone Person: 27.8% Epsom — One Parent Families: 18.5% Epsom — Group Household: 4.1% Epsom — Other Families: 1.6%
Eaglehawk 28.3% couple families
Eaglehawk — Couple Families: 28.3% Eaglehawk — Lone Person: 47.1% Eaglehawk — One Parent Families: 18.9% Eaglehawk — Group Household: 3.9% Eaglehawk — 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.

Epsom 24.3% renting
Epsom — Owned Outright: 26.1% Epsom — Mortgage: 49.6% Epsom — Renting: 24.3%
Eaglehawk 29.5% renting
Eaglehawk — Owned Outright: 37.8% Eaglehawk — Mortgage: 32.7% Eaglehawk — Renting: 29.5%
Owned outright Mortgage Renting

Qualifications

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

Epsom Eaglehawk
Certificate III & IV 17.4% / 18.3%
Epsom — Certificate III & IV: 17.4% Eaglehawk — Certificate III & IV: 18.3%
Bachelor Degree 9.4% / 6.9%
Epsom — Bachelor Degree: 9.4% Eaglehawk — Bachelor Degree: 6.9%
Advanced Diploma / Diploma 7.0% / 6.5%
Epsom — Advanced Diploma / Diploma: 7.0% Eaglehawk — Advanced Diploma / Diploma: 6.5%
Graduate Diploma / Certificate 2.0% / 1.8%
Epsom — Graduate Diploma / Certificate: 2.0% Eaglehawk — Graduate Diploma / Certificate: 1.8%
Postgraduate Degree 2.0% / 1.7%
Epsom — Postgraduate Degree: 2.0% Eaglehawk — Postgraduate Degree: 1.7%

Bars are drawn against the largest share shown (18.3%).

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.

Epsom Eaglehawk
England 1.2% / 1.8%
Epsom — England: 1.2% Eaglehawk — England: 1.8%
Myanmar 1.8% / 0.8%
Epsom — Myanmar: 1.8% Eaglehawk — Myanmar: 0.8%
India 2.3% / 0.3%
Epsom — India: 2.3% Eaglehawk — India: 0.3%
Thailand 1.6% / 0.7%
Epsom — Thailand: 1.6% Eaglehawk — Thailand: 0.7%
New Zealand 0.8% / 0.7%
Epsom — New Zealand: 0.8% Eaglehawk — New Zealand: 0.7%
Philippines 0.6% / 0.3%
Epsom — Philippines: 0.6% Eaglehawk — Philippines: 0.3%

Bars are drawn against the largest share shown (2.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Epsom 95.1% houses
Epsom — Houses: 95.1% Epsom — Townhouses: 3.0% Epsom — Flats / Apartments: 1.9%
Eaglehawk 92.4% houses
Eaglehawk — Houses: 92.4% Eaglehawk — Townhouses: 7.2% Eaglehawk — Flats / Apartments: 0.4%
Houses Townhouses Flats / Apartments

Property market

Epsom Eaglehawk
Median house price $652,500 $571,000
Median unit price $545,000 $395,500
Median land price $330,000 $305,500
Typical days to sell (houses) 33 days
from 35 sales
 25 days
from 58 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.

Epsom Eaglehawk
2 bed $540K / $428K
Epsom — 2 bed: $540K (9 sales) Eaglehawk — 2 bed: $428K (20 sales)

9 vs 20 sales

3 bed $640K / $568K
Epsom — 3 bed: $640K (75 sales) Eaglehawk — 3 bed: $568K (89 sales)

75 vs 89 sales

4 bed $700K / $630K
Epsom — 4 bed: $700K (69 sales) Eaglehawk — 4 bed: $630K (46 sales)

69 vs 46 sales

Zoning mix

Eaglehawk has more rural and farming land (23% vs 10%).

Epsom Eaglehawk
Residential 39% 25%
Parks and recreation 15% 33%
Rural and farming 10% 23%
Infrastructure and transport 22% 9%
Industrial 10% 5%
Commercial 4% 1%
Other and special use 0% 3%
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

Epsom Eaglehawk
New dwellings approved 885
across Greater Bendigo
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.

Epsom Eaglehawk
Houses 4.2%
$575/wk on $710K
 4.3%
$530/wk on $634K
Units — 4.4%
$390/wk on $464K

Ranking within VIC

Epsom Eaglehawk
House price Higher than 31% of VIC Higher than 20% of VIC
Income Higher than 59% of VIC Higher than 20% of VIC
Schools — Higher than 4% of VIC
Walkability Higher than 85% of VIC Higher than 81% of VIC
Affordability Higher than 80% of VIC Higher than 47% of VIC
EV adoption Higher than 56% of VIC Higher than 17% of VIC
NBN connectivity Higher than 93% of VIC Higher than 81% of VIC
Rental yield (houses) Higher than 81% of VIC Higher than 86% of VIC
Rental yield (units) — Higher than 26% of VIC

Liveability

Epsom is more walkable (42 vs 24); Epsom scores higher overall (33 vs 20).

Epsom Eaglehawk
Grade C D
Score 33/100 20/100
Socio-economic band mid-range socio-economic
decile 4/10
 below-average income
decile 2/10

Risk profile

Eaglehawk carries more bushfire risk (45 vs 0); Epsom carries more flood risk (83 vs 46).

Epsom Eaglehawk
Bushfire None
0/100
 Moderate
45/100
Crime High
73/100
 High
76/100
Flood High
83/100
 Moderate
46/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
 7
within 5 km

Schools

Epsom Eaglehawk
Inside the suburb 1 3
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 0 2
Universities within 10 km 1
Bendigo Campus, 9.1 km
 1
Bendigo Campus, 8.7 km
Full-time students aged 15–24 0.8% 0.7%

Schools in Epsom

  • Epsom Primary School Government · Primary at peers

Schools in Eaglehawk

  • St Liborius' School Catholic · Primary at peers
  • Eaglehawk Primary School Government · Primary below peers
  • Eaglehawk Secondary College Government · Secondary below peers

Amenities in the suburb

Epsom Eaglehawk
Supermarkets 2
same for both
Parks & reserves 2 6
Childcare 2 3
GPs 1 2
Pharmacies 1
same for both
Banks & Bank@Post 1 3
Fuel stations 5 1
Waterways 3 14

Mobility

Epsom Eaglehawk
Walkability score 42/100 24/100
Distance to Melbourne 159.1 km 158.2 km
Drive time (normal traffic) 121 min 119 min
Public transport score 77/100
Rail
same for both
Peak arrivals per hour 80.2
7-9am + 5-7pm
 75.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.6%
postcode 3551
 0.2%
postcode 3556
Rooftop solar per 100 dwellings 64
postcode 3551
 44
postcode 3556

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.

Epsom Eaglehawk
Car (driver) 79.2% / 79.7%
Epsom — Car (driver): 79.2% Eaglehawk — Car (driver): 79.7%
Worked from Home 12.6% / 10.3%
Epsom — Worked from Home: 12.6% Eaglehawk — Worked from Home: 10.3%
Car (passenger) 5.9% / 6.4%
Epsom — Car (passenger): 5.9% Eaglehawk — Car (passenger): 6.4%
Walked Only 0.9% / 1.8%
Epsom — Walked Only: 0.9% Eaglehawk — Walked Only: 1.8%
Bus 0.9% / 0.9%
Epsom — Bus: 0.9% Eaglehawk — Bus: 0.9%

Bars are drawn against the largest share shown (79.7%).

Setting

Epsom Eaglehawk
Elevation 189 m
above sea level, at the suburb centre
 213 m
above sea level, at the suburb centre

NBN connectivity

Epsom Eaglehawk
Connectivity score 85/100 73/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 60%
2,379 premises
 42%
2,908 premises

Climate

Epsom Eaglehawk
Annual rainfall 553 mm
same for both
Summer max (Jan) 29.6°C
same for both
Winter min (Jul) 3.1°C
same for both

Council rates

Epsom Eaglehawk
Average residential rate $1,949/yr
same for both
Council Greater Bendigo
same for both

Federal electorate

Epsom Eaglehawk
Division Bendigo
same for both
Member Lisa Chesters
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Epsom Eaglehawk
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Epsom

Family Large Blocks River Young Families

Eaglehawk

Acreage Affordable River

More comparisons

Other comparisons with Epsom

Epsom vs White Hills Epsom vs Huntly Epsom vs Ascot Epsom vs Jackass Flat

Other comparisons with Eaglehawk

Eaglehawk vs Maiden Gully Eaglehawk vs California Gully Eaglehawk vs Huntly Eaglehawk vs Jackass Flat Eaglehawk vs Sailors Gully Eaglehawk vs Myers Flat
Full data on Epsom Full data on Eaglehawk
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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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