Lalor vs Epping

In both, most households own their home, the large majority of homes are detached houses, and about half of households are couple families. Lalor is closer to the city centre: 29.9 km, against 33.5 km.

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 32)
  • has more childcare (32 vs 15)
  • has more schools rated above their peers (2 vs 1)
  • But Lalor carries lower crime risk (65/100 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

  • leaves households under less mortgage stress (24% vs 30%)

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

Lalor

ahead on 2 of the 4 things we measure here

  • is more walkable (79/100 vs 51/100)
  • sits closer to the CBD (29.9 km vs 33.5 km)

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

Downsizers and retirees

Lalor

ahead on 3 of the 5 things we measure here

  • is more walkable (79/100 vs 51/100)
  • has more residents already 65 and over (18% vs 13%)
  • carries lower crime risk (65/100 vs 86/100)
  • 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

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

Lalor Epping
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.

Lalor Epping
Walkability 79 / 51
Lalor — Walkability: 79/100 Epping — Walkability: 51/100
Safety 35 / 14
Lalor — Safety: 35/100 Epping — Safety: 14/100
Low fire risk 100 / 46
Lalor — Low fire risk: 100/100 Epping — Low fire risk: 46/100
Low flood risk 61 / 56
Lalor — Low flood risk: 61/100 Epping — Low flood risk: 56/100

Demographics

Epping has more residents (33,489 vs 23,219); Epping has higher household incomes ($86,892 vs $70,096).

Lalor Epping
Population 23,219 33,489
+44% vs other
Population trend (2016 → 2021) +2.8% +3.4%
Median age 37 35
Median household income $70,096/yr $86,892/yr
+24% vs other
Median weekly rent $351/wk $361/wk
+3% vs other

Age profile

Share of residents in each band, 2021 Census.

Lalor Epping
0-4 6.4% / 6.7%
Lalor — 0-4: 6.4% Epping — 0-4: 6.7%
5-14 11.9% / 14.1%
Lalor — 5-14: 11.9% Epping — 5-14: 14.1%
15-19 5.2% / 5.5%
Lalor — 15-19: 5.2% Epping — 15-19: 5.5%
20-24 6.7% / 6.5%
Lalor — 20-24: 6.7% Epping — 20-24: 6.5%
25-34 15.1% / 15.6%
Lalor — 25-34: 15.1% Epping — 25-34: 15.6%
35-44 14.5% / 16.1%
Lalor — 35-44: 14.5% Epping — 35-44: 16.1%
45-54 11.9% / 12.1%
Lalor — 45-54: 11.9% Epping — 45-54: 12.1%
55-64 9.9% / 10.7%
Lalor — 55-64: 9.9% Epping — 55-64: 10.7%
65-74 9.1% / 7.4%
Lalor — 65-74: 9.1% Epping — 65-74: 7.4%
75-84 6.6% / 3.5%
Lalor — 75-84: 6.6% Epping — 75-84: 3.5%
85+ 2.7% / 1.7%
Lalor — 85+: 2.7% Epping — 85+: 1.7%

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

Who lives together

Household composition, 2021 Census.

Lalor 46.7% couple families
Lalor — Couple Families: 46.7% Lalor — Lone Person: 27.6% Lalor — One Parent Families: 19.4% Lalor — Group Household: 4.1% Lalor — Other Families: 2.2%
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%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Lalor 28.3% renting
Lalor — Owned Outright: 40.3% Lalor — Mortgage: 31.4% Lalor — Renting: 28.3%
Epping 30.3% renting
Epping — Owned Outright: 26.6% Epping — Mortgage: 43.2% Epping — Renting: 30.3%
Owned outright Mortgage Renting

Qualifications

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

Lalor Epping
Bachelor Degree 10.1% / 11.0%
Lalor — Bachelor Degree: 10.1% Epping — Bachelor Degree: 11.0%
Certificate III & IV 9.4% / 11.0%
Lalor — Certificate III & IV: 9.4% Epping — Certificate III & IV: 11.0%
Advanced Diploma / Diploma 6.7% / 8.0%
Lalor — Advanced Diploma / Diploma: 6.7% Epping — Advanced Diploma / Diploma: 8.0%
Postgraduate Degree 3.8% / 4.4%
Lalor — Postgraduate Degree: 3.8% Epping — Postgraduate Degree: 4.4%
Graduate Diploma / Certificate 1.1% / 1.4%
Lalor — Graduate Diploma / Certificate: 1.1% Epping — Graduate Diploma / Certificate: 1.4%

Bars are drawn against the largest share shown (11.0%).

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.

Lalor Epping
India 5.1% / 8.6%
Lalor — India: 5.1% Epping — India: 8.6%
Italy 4.7% / 2.2%
Lalor — Italy: 4.7% Epping — Italy: 2.2%
Vietnam 4.6% / 1.5%
Lalor — Vietnam: 4.6% Epping — Vietnam: 1.5%
Greece 4.0% / 1.3%
Lalor — Greece: 4.0% Epping — Greece: 1.3%
Iraq 2.4% / 1.9%
Lalor — Iraq: 2.4% Epping — Iraq: 1.9%
Sri Lanka — / 2.1%
Lalor — Sri Lanka: not among its largest Epping — Sri Lanka: 2.1%
China — / 1.6%
Lalor — China: not among its largest Epping — China: 1.6%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Lalor 88.8% houses
Lalor — Houses: 88.8% Lalor — Townhouses: 4.9% Lalor — Flats / Apartments: 6.4%
Epping 81.2% houses
Epping — Houses: 81.2% Epping — Townhouses: 17.0% Epping — Flats / Apartments: 1.9%
Houses Townhouses Flats / Apartments

Property market

Lalor Epping
Median house price $756,250 $735,000
Median unit price $530,000 $500,000
Median land price $721,750 $692,500
Typical days to sell (houses) 28 days
from 315 sales
 28 days
from 419 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.

Lalor Epping
2 bed $495K / $499K
Lalor — 2 bed: $495K (53 sales) Epping — 2 bed: $499K (62 sales)

53 vs 62 sales

3 bed $605K / $580K
Lalor — 3 bed: $605K (23 sales) Epping — 3 bed: $580K (19 sales)

23 vs 19 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.

Lalor Epping
2 bed $702K / $540K
Lalor — 2 bed: $702K (30 sales) Epping — 2 bed: $540K (42 sales)

30 vs 42 sales

3 bed $744K / $700K
Lalor — 3 bed: $744K (312 sales) Epping — 3 bed: $700K (295 sales)

312 vs 295 sales

4 bed $825K / $798K
Lalor — 4 bed: $825K (89 sales) Epping — 4 bed: $798K (211 sales)

89 vs 211 sales

5 bed $838K / $850K
Lalor — 5 bed: $838K (14 sales) Epping — 5 bed: $850K (26 sales)

14 vs 26 sales

Zoning mix

Epping has more industrially zoned land (15% vs 0%); Epping has more commercially zoned land (12% vs 2%).

Lalor Epping
Residential 82% 26%
Other and special use 0% 23%
Industrial 0% 15%
Commercial 2% 12%
Infrastructure and transport 11% 10%
Environmental 0% 9%
Parks and recreation 6%
same for both
Rural and farming 0% 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

Lalor Epping
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.

Lalor Epping
Houses 4.0%
$560/wk on $735K
 4.3%
$560/wk on $682K
Units 4.8%
$478/wk on $514K
 5.2%
$482/wk on $484K

Ranking within VIC

Lalor Epping
House price Higher than 50% of VIC Higher than 45% of VIC
Income Higher than 32% of VIC Higher than 57% of VIC
Schools Higher than 38% of VIC Higher than 39% of VIC
Walkability Higher than 93% of VIC Higher than 86% of VIC
Affordability Higher than 32% of VIC Higher than 62% of VIC
EV adoption Higher than 58% of VIC Higher than 64% of VIC
NBN connectivity Higher than 96% of VIC Higher than 95% of VIC
Rental yield (houses) Higher than 66% of VIC Higher than 84% of VIC
Rental yield (units) Higher than 53% of VIC Higher than 71% of VIC

Liveability

Lalor is more walkable (79 vs 51); Lalor scores higher overall (50 vs 35).

Lalor Epping
Grade B C
Score 50/100 35/100
Socio-economic band below-average income
decile 2/10
 mid-range socio-economic
decile 4/10

Risk profile

Epping carries more bushfire risk (54 vs 0); Epping carries more crime risk (86 vs 65).

Lalor Epping
Bushfire None
0/100
 Moderate
54/100
Crime Moderate
65/100
 High
86/100
Flood Low
39/100
 Moderate
44/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
 Moderate
50/100
Industrial facilities nearby 29
within 5 km
 14
within 5 km

Schools

Lalor Epping
Inside the suburb 9 16
Rated above peers 1 2
Rated at peers 2 5
Rated below peers 3
same for both
Universities within 10 km 2
Melbourne (Bundoora) Campus, 5.9 km
 2
Melbourne (Bundoora) Campus, 8.0 km
Full-time students aged 15–24 2.3% 2.5%

Schools in Lalor

  • St Luke's School Catholic · Primary above peers
  • Lalor Gardens Primary School Government · Primary at peers
  • Lalor Secondary College Government · Secondary at peers
  • Lalor North Primary School Government · Primary below peers
  • Lalor Primary School Government · Primary below peers
  • St Catherine's School Catholic · Primary below peers

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

Amenities in the suburb

Lalor Epping
Supermarkets 11 9
Cafes & restaurants 10 29
Parks & reserves 32 130
Childcare 15 32
GPs 7 19
Pharmacies 3 8
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 2 8
Fuel stations 0 13
EV chargers 0 1
Waterways 2 35

Mobility

Epping sits further from the CBD (33.5 km vs 29.9 km).

Lalor Epping
Walkability score 79/100 51/100
Distance to Melbourne 29.9 km 33.5 km
+12% vs other
Drive time (normal traffic) 34 min
same for both
Public transport score 93/100
Rail · Bus
same for both
Peak arrivals per hour 227.0
7-9am + 5-7pm
 764.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.6%
postcode 3075
 0.7%
postcode 3076
Rooftop solar per 100 dwellings 27
postcode 3075
 40
postcode 3076

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.

Lalor Epping
Car (driver) 67.8% / 68.9%
Lalor — Car (driver): 67.8% Epping — Car (driver): 68.9%
Worked from Home 18.7% / 19.5%
Lalor — Worked from Home: 18.7% Epping — Worked from Home: 19.5%
Train 6.4% / 4.4%
Lalor — Train: 6.4% Epping — Train: 4.4%
Car (passenger) 5.1% / 4.8%
Lalor — Car (passenger): 5.1% Epping — Car (passenger): 4.8%
Bus 1.1% / 1.4%
Lalor — Bus: 1.1% Epping — Bus: 1.4%

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

Setting

Lalor Epping
Elevation 121 m
above sea level, at the suburb centre
 138 m
above sea level, at the suburb centre
Distance to the ocean 20.6 km 23.6 km

NBN connectivity

Lalor Epping
Connectivity score 90/100
same for both
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 51%
9,534 premises
 59%
14,309 premises

Climate

Lalor Epping
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)

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

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Lalor

Easy Commute Middle-Ring Multicultural Parks Transport Hub Urban

Epping

Easy Commute Middle-Ring Multicultural Parks Transport Hub

More comparisons

Other comparisons with Lalor

Lalor vs Mill Park Lalor vs Bundoora Lalor vs Thomastown Lalor vs Campbellfield

Other comparisons with Epping

Epping vs Craigieburn Epping vs Mill Park Epping vs South Morang Epping vs Wollert Epping vs Campbellfield
Full data on Lalor Full data on Epping
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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