Epsom vs Huntly

Comparing Epsom and Huntly, VIC: Huntly carries more bushfire risk (37 vs 0); Epsom is more walkable (42 vs 26); and Epsom has more residents (5,014 vs 3,585).

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

Huntly

ahead on the one thing that separates them

  • has more parks and reserves (7 vs 2)

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

First-home buyers

Huntly

ahead on the one thing that separates them

  • has cheaper land ($270,000 vs $330,000)

Weighs house 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

Epsom

ahead on 3 of the 3 things we measure here

  • is more walkable (42/100 vs 26/100)
  • has a shorter drive in (121 min vs 128 min)
  • sits closer to the CBD (159.1 km vs 164 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Epsom

ahead on the one thing that separates them

  • is more walkable (42/100 vs 26/100)

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

Investors

Huntly

ahead on the one thing that separates them

  • is growing faster (50.7% vs 15.9%)

Weighs house yield and population growth.

Where they sit

Epsom and Huntly 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 Huntly
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 Huntly
Walkability 42 / 26
Epsom — Walkability: 42/100 Huntly — Walkability: 26/100
Safety 27 / 29
Epsom — Safety: 27/100 Huntly — Safety: 29/100
Low fire risk 100 / 63
Epsom — Low fire risk: 100/100 Huntly — Low fire risk: 63/100
Low flood risk 17 / 17
Epsom — Low flood risk: 17/100 Huntly — Low flood risk: 17/100

Demographics

Epsom has more residents (5,014 vs 3,585).

Epsom Huntly
Population 5,014
+29% vs other
 3,585
Population trend (2016 → 2021) +15.9% +50.7%
Median age 32
same for both
Median household income $89,128/yr $97,864/yr
+10% vs other
Median weekly rent $340/wk $360/wk
+6% vs other

Age profile

Share of residents in each band, 2021 Census.

Epsom Huntly
0-4 8.6% / 9.6%
Epsom — 0-4: 8.6% Huntly — 0-4: 9.6%
5-14 16.0% / 16.9%
Epsom — 5-14: 16.0% Huntly — 5-14: 16.9%
15-19 6.0% / 5.6%
Epsom — 15-19: 6.0% Huntly — 15-19: 5.6%
20-24 5.9% / 5.6%
Epsom — 20-24: 5.9% Huntly — 20-24: 5.6%
25-34 17.1% / 16.8%
Epsom — 25-34: 17.1% Huntly — 25-34: 16.8%
35-44 14.3% / 14.7%
Epsom — 35-44: 14.3% Huntly — 35-44: 14.7%
45-54 11.0% / 10.5%
Epsom — 45-54: 11.0% Huntly — 45-54: 10.5%
55-64 9.0% / 10.7%
Epsom — 55-64: 9.0% Huntly — 55-64: 10.7%
65-74 7.6% / 7.3%
Epsom — 65-74: 7.6% Huntly — 65-74: 7.3%
75-84 3.4% / 2.1%
Epsom — 75-84: 3.4% Huntly — 75-84: 2.1%
85+ 1.0% / 0.9%
Epsom — 85+: 1.0% Huntly — 85+: 0.9%

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%
Huntly 54.3% couple families
Huntly — Couple Families: 54.3% Huntly — Lone Person: 22.3% Huntly — One Parent Families: 19.4% Huntly — Group Household: 2.9% Huntly — Other Families: 1.1%
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%
Huntly 21.4% renting
Huntly — Owned Outright: 24.3% Huntly — Mortgage: 54.3% Huntly — Renting: 21.4%
Owned outright Mortgage Renting

Qualifications

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

Epsom Huntly
Certificate III & IV 17.4% / 18.9%
Epsom — Certificate III & IV: 17.4% Huntly — Certificate III & IV: 18.9%
Bachelor Degree 9.4% / 8.5%
Epsom — Bachelor Degree: 9.4% Huntly — Bachelor Degree: 8.5%
Advanced Diploma / Diploma 7.0% / 6.7%
Epsom — Advanced Diploma / Diploma: 7.0% Huntly — Advanced Diploma / Diploma: 6.7%
Graduate Diploma / Certificate 2.0% / 2.2%
Epsom — Graduate Diploma / Certificate: 2.0% Huntly — Graduate Diploma / Certificate: 2.2%
Postgraduate Degree 2.0% / 1.3%
Epsom — Postgraduate Degree: 2.0% Huntly — Postgraduate Degree: 1.3%

Bars are drawn against the largest share shown (18.9%).

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 Huntly
India 2.3% / 0.8%
Epsom — India: 2.3% Huntly — India: 0.8%
Myanmar 1.8% / 0.6%
Epsom — Myanmar: 1.8% Huntly — Myanmar: 0.6%
England 1.2% / 1.1%
Epsom — England: 1.2% Huntly — England: 1.1%
Thailand 1.6% / 0.3%
Epsom — Thailand: 1.6% Huntly — Thailand: 0.3%
New Zealand 0.8% / 0.5%
Epsom — New Zealand: 0.8% Huntly — New Zealand: 0.5%
Sri Lanka — / 0.6%
Epsom — Sri Lanka: not among its largest Huntly — Sri Lanka: 0.6%

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%
Huntly 100.0% houses
Huntly — Houses: 100.0% Huntly — Townhouses: 0.0% Huntly — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Epsom Huntly
Median house price $652,500 $655,000
Median unit price $545,000 —
Median land price $330,000 $270,000
Typical days to sell (houses) 33 days
from 35 sales
 32 days
from 76 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 Huntly
3 bed $640K / $618K
Epsom — 3 bed: $640K (75 sales) Huntly — 3 bed: $618K (44 sales)

75 vs 44 sales

4 bed $700K / $675K
Epsom — 4 bed: $700K (69 sales) Huntly — 4 bed: $675K (91 sales)

69 vs 91 sales

Zoning mix

Huntly has more rural and farming land (45% vs 10%).

Epsom Huntly
Rural and farming 10% 45%
Residential 39% 24%
Parks and recreation 15% 28%
Infrastructure and transport 22% 2%
Industrial 10% 1%
Commercial 4% 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

Epsom Huntly
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 Huntly
Houses 4.2%
$575/wk on $710K
 4.1%
$550/wk on $701K
Units —
same for both

Ranking within VIC

Epsom Huntly
House price Higher than 31% of VIC Higher than 26% of VIC
Income Higher than 59% of VIC Higher than 70% of VIC
Schools —
same for both
Walkability Higher than 85% of VIC Higher than 82% of VIC
Affordability Higher than 80% of VIC Higher than 91% of VIC
EV adoption Higher than 56% of VIC
same for both
NBN connectivity Higher than 93% of VIC
same for both
Rental yield (houses) Higher than 81% of VIC Higher than 73% of VIC

Liveability

Epsom is more walkable (42 vs 26); Epsom scores higher overall (33 vs 25).

Epsom Huntly
Grade C D
Score 33/100 25/100
Socio-economic band mid-range socio-economic
decile 4/10
 mid-range socio-economic
decile 5/10

Risk profile

Huntly carries more bushfire risk (37 vs 0).

Epsom Huntly
Bushfire None
0/100
 Low
37/100
Crime High
73/100
 High
71/100
Flood High
83/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
 0
within 5 km

Schools

Epsom Huntly
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 0
same for both
Universities within 10 km 1
Bendigo Campus, 9.1 km
 None

Schools in Epsom

  • Epsom Primary School Government · Primary at peers

Schools in Huntly

  • Huntly Primary School Government · Primary at peers

Amenities in the suburb

Epsom Huntly
Supermarkets 2 1
Parks & reserves 2 7
Childcare 2 3
GPs 1 0
Pharmacies 1 0
Banks & Bank@Post 1
same for both
Fuel stations 5 2
Waterways 3 16

Mobility

Huntly sits further from the CBD (164 km vs 159.1 km).

Epsom Huntly
Walkability score 42/100 26/100
Distance to Melbourne 159.1 km 164 km
+3% vs other
Drive time (normal traffic) 121 min 128 min
Public transport score 77/100
Rail
 75/100
Peak arrivals per hour 80.2
7-9am + 5-7pm
 38.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.6%
postcode 3551
same for both
Rooftop solar per 100 dwellings 64
postcode 3551
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.

Epsom Huntly
Car (driver) 79.2% / 80.8%
Epsom — Car (driver): 79.2% Huntly — Car (driver): 80.8%
Worked from Home 12.6% / 13.5%
Epsom — Worked from Home: 12.6% Huntly — Worked from Home: 13.5%
Car (passenger) 5.9% / 3.4%
Epsom — Car (passenger): 5.9% Huntly — Car (passenger): 3.4%
Bus 0.9% / 1.4%
Epsom — Bus: 0.9% Huntly — Bus: 1.4%
Walked Only 0.9% / 1.0%
Epsom — Walked Only: 0.9% Huntly — Walked Only: 1.0%

Bars are drawn against the largest share shown (80.8%).

Setting

Epsom Huntly
Elevation 189 m
above sea level, at the suburb centre
 176 m
above sea level, at the suburb centre

NBN connectivity

Epsom Huntly
Connectivity score 85/100
same for both
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 60%
2,379 premises
 73%
1,881 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Epsom Huntly
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

Huntly

Acreage Family River Young Families

More comparisons

Other comparisons with Epsom

Epsom vs Eaglehawk Epsom vs White Hills Epsom vs Ascot Epsom vs Jackass Flat

Other comparisons with Huntly

Huntly vs Eaglehawk Huntly vs Ascot Huntly vs Bagshot Huntly vs Wellsford
Full data on Epsom Full data on Huntly
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