Epsom vs Jackass Flat

Jackass Flat is the younger of the two, with a median age of 28 against 32 in Epsom. In both, most households own their home, the large majority of homes are detached houses, and about half of households are couple families. On these figures, Jackass Flat tends to suit young adults.

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

Jackass Flat

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (34/100 vs 73/100)
  • is already more of a family suburb (75% vs 67%)

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

First-home buyers

Jackass Flat

ahead on 2 of the 4 things we measure here

  • has cheaper units ($270,000 vs $545,000)
  • has cheaper land ($265,000 vs $330,000)

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

They split

one each way, out of the 3 things we measure here

  • Epsom is more walkable (42/100 vs 24/100)
  • Jackass Flat sits closer to the CBD (156.7 km vs 159.1 km)

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)
  • Jackass Flat carries lower crime risk (34/100 vs 73/100)

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

Investors

Jackass Flat

ahead on the one thing that separates them

  • is growing faster (67.1% vs 15.9%)

Weighs house yield and population growth.

Where they sit

Epsom and Jackass Flat 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 Jackass Flat
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 Jackass Flat
Walkability 42 / 24
Epsom — Walkability: 42/100 Jackass Flat — Walkability: 24/100
Safety 27 / 66
Epsom — Safety: 27/100 Jackass Flat — Safety: 66/100
Low fire risk 100 / 100
Epsom — Low fire risk: 100/100 Jackass Flat — Low fire risk: 100/100
Low flood risk 17 / 39
Epsom — Low flood risk: 17/100 Jackass Flat — Low flood risk: 39/100

Demographics

Epsom has more residents (5,014 vs 1,907); Epsom skews older (32 vs 28).

Epsom Jackass Flat
Population 5,014
+62% vs other
 1,907
Population trend (2016 → 2021) +15.9% +67.1%
Median age 32 28
Median household income $89,128/yr $93,860/yr
+5% vs other
Median weekly rent $340/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Epsom Jackass Flat
0-4 8.6% / 11.5%
Epsom — 0-4: 8.6% Jackass Flat — 0-4: 11.5%
5-14 16.0% / 15.4%
Epsom — 5-14: 16.0% Jackass Flat — 5-14: 15.4%
15-19 6.0% / 5.1%
Epsom — 15-19: 6.0% Jackass Flat — 15-19: 5.1%
20-24 5.9% / 8.9%
Epsom — 20-24: 5.9% Jackass Flat — 20-24: 8.9%
25-34 17.1% / 25.3%
Epsom — 25-34: 17.1% Jackass Flat — 25-34: 25.3%
35-44 14.3% / 12.1%
Epsom — 35-44: 14.3% Jackass Flat — 35-44: 12.1%
45-54 11.0% / 7.7%
Epsom — 45-54: 11.0% Jackass Flat — 45-54: 7.7%
55-64 9.0% / 6.6%
Epsom — 55-64: 9.0% Jackass Flat — 55-64: 6.6%
65-74 7.6% / 5.2%
Epsom — 65-74: 7.6% Jackass Flat — 65-74: 5.2%
75-84 3.4% / 1.4%
Epsom — 75-84: 3.4% Jackass Flat — 75-84: 1.4%
85+ 1.0% / 0.7%
Epsom — 85+: 1.0% Jackass Flat — 85+: 0.7%

Bars are drawn against the largest share shown (25.3%).

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%
Jackass Flat 52.2% couple families
Jackass Flat — Couple Families: 52.2% Jackass Flat — Lone Person: 19.5% Jackass Flat — One Parent Families: 23.0% Jackass Flat — Group Household: 3.8% Jackass Flat — 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.

Epsom 24.3% renting
Epsom — Owned Outright: 26.1% Epsom — Mortgage: 49.6% Epsom — Renting: 24.3%
Jackass Flat 34.1% renting
Jackass Flat — Owned Outright: 17.2% Jackass Flat — Mortgage: 48.7% Jackass Flat — Renting: 34.1%
Owned outright Mortgage Renting

Qualifications

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

Epsom Jackass Flat
Certificate III & IV 17.4% / 18.3%
Epsom — Certificate III & IV: 17.4% Jackass Flat — Certificate III & IV: 18.3%
Bachelor Degree 9.4% / 8.7%
Epsom — Bachelor Degree: 9.4% Jackass Flat — Bachelor Degree: 8.7%
Advanced Diploma / Diploma 7.0% / 7.0%
Epsom — Advanced Diploma / Diploma: 7.0% Jackass Flat — Advanced Diploma / Diploma: 7.0%
Postgraduate Degree 2.0% / 1.9%
Epsom — Postgraduate Degree: 2.0% Jackass Flat — Postgraduate Degree: 1.9%
Graduate Diploma / Certificate 2.0% / 1.5%
Epsom — Graduate Diploma / Certificate: 2.0% Jackass Flat — Graduate Diploma / Certificate: 1.5%

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 Jackass Flat
Myanmar 1.8% / 3.8%
Epsom — Myanmar: 1.8% Jackass Flat — Myanmar: 3.8%
Thailand 1.6% / 3.5%
Epsom — Thailand: 1.6% Jackass Flat — Thailand: 3.5%
India 2.3% / 2.1%
Epsom — India: 2.3% Jackass Flat — India: 2.1%
England 1.2% / 0.7%
Epsom — England: 1.2% Jackass Flat — England: 0.7%
Philippines 0.6% / 0.9%
Epsom — Philippines: 0.6% Jackass Flat — Philippines: 0.9%
New Zealand 0.8% / 0.4%
Epsom — New Zealand: 0.8% Jackass Flat — New Zealand: 0.4%

Bars are drawn against the largest share shown (3.8%).

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%
Jackass Flat 99.1% houses
Jackass Flat — Houses: 99.1% Jackass Flat — Townhouses: 0.6% Jackass Flat — Flats / Apartments: 0.3%
Houses Townhouses Flats / Apartments

Property market

Epsom Jackass Flat
Median house price $652,500 $605,000
Median unit price $545,000 $270,000
Median land price $330,000 $265,000
Typical days to sell (houses) 33 days
from 35 sales
 21 days
from 21 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 Jackass Flat
3 bed $640K / $600K
Epsom — 3 bed: $640K (75 sales) Jackass Flat — 3 bed: $600K (24 sales)

75 vs 24 sales

4 bed $700K / $625K
Epsom — 4 bed: $700K (69 sales) Jackass Flat — 4 bed: $625K (95 sales)

69 vs 95 sales

Zoning mix

Epsom has more industrially zoned land (10% vs 0%).

Epsom Jackass Flat
Residential 39% 62%
Infrastructure and transport 22% 30%
Parks and recreation 15% 7%
Industrial 10% 0%
Rural and farming 10% 0%
Commercial 4% 1%
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 Jackass Flat
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 Jackass Flat
Houses 4.2%
$575/wk on $710K
 4.2%
$585/wk on $728K
Units —
same for both

Ranking within VIC

Epsom Jackass Flat
House price Higher than 31% of VIC
same for both
Income Higher than 59% of VIC Higher than 63% of VIC
Schools —
same for both
Walkability Higher than 85% of VIC Higher than 81% of VIC
Affordability Higher than 80% of VIC Higher than 85% of VIC
EV adoption Higher than 56% of VIC Higher than 17% of VIC
NBN connectivity Higher than 93% of VIC Higher than 97% of VIC
Rental yield (houses) Higher than 81% of VIC Higher than 79% of VIC

Liveability

Epsom is more walkable (42 vs 24); Jackass Flat scores higher overall (48 vs 33).

Epsom Jackass Flat
Grade C
same for both
Score 33/100 48/100
Socio-economic band mid-range socio-economic
decile 4/10
same for both

Risk profile

Epsom carries more crime risk (73 vs 34); Epsom carries more flood risk (83 vs 61).

Epsom Jackass Flat
Bushfire None
0/100
same for both
Crime High
73/100
 Low
34/100
Flood High
83/100
 Moderate
61/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
 9
within 5 km

Schools

Epsom Jackass Flat
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 0
same for both
Universities within 10 km 1
Bendigo Campus, 9.1 km
 1
Bendigo Campus, 7.0 km
Full-time students aged 15–24 0.8% 1.1%

Schools in Epsom

  • Epsom Primary School Government · Primary at peers

Schools in Jackass Flat

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Epsom Jackass Flat
Supermarkets 2 0
Parks & reserves 2 0
Childcare 2 1
GPs 1 0
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 5 0
Waterways 3 12

Mobility

Epsom sits further from the CBD (159.1 km vs 156.7 km).

Epsom Jackass Flat
Walkability score 42/100 24/100
Distance to Melbourne 159.1 km
+2% vs other
 156.7 km
Drive time (normal traffic) 121 min 118 min
Public transport score 77/100
Rail
 38/100
Peak arrivals per hour 80.2
7-9am + 5-7pm
 9.2
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 Jackass Flat
Car (driver) 79.2% / 81.3%
Epsom — Car (driver): 79.2% Jackass Flat — Car (driver): 81.3%
Worked from Home 12.6% / 11.2%
Epsom — Worked from Home: 12.6% Jackass Flat — Worked from Home: 11.2%
Car (passenger) 5.9% / 5.6%
Epsom — Car (passenger): 5.9% Jackass Flat — Car (passenger): 5.6%
Walked Only 0.9% / 0.7%
Epsom — Walked Only: 0.9% Jackass Flat — Walked Only: 0.7%
Bus 0.9% / 0.6%
Epsom — Bus: 0.9% Jackass Flat — Bus: 0.6%

Bars are drawn against the largest share shown (81.3%).

Setting

Epsom Jackass Flat
Elevation 189 m
above sea level, at the suburb centre
 221 m
above sea level, at the suburb centre

NBN connectivity

Epsom Jackass Flat
Connectivity score 85/100 95/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 60%
2,379 premises
 75%
511 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Epsom Jackass Flat
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

Jackass Flat

Affordable Family Large Blocks River Young Families

More comparisons

Other comparisons with Epsom

Epsom vs Eaglehawk Epsom vs White Hills Epsom vs Huntly Epsom vs Ascot

Other comparisons with Jackass Flat

Jackass Flat vs Eaglehawk Jackass Flat vs California Gully Jackass Flat vs North Bendigo Jackass Flat vs White Hills
Full data on Epsom Full data on Jackass Flat
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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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