White Hills vs Epsom

Epsom is the younger of the two, with a median age of 32 against 37 in White Hills. 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. Houses cost more in Epsom: a median of $652,000, against $600,000 in White Hills, and rent is higher there too. On these figures, White Hills tends to suit people living alone, while Epsom suits families with children and couples.

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

White Hills

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (7 vs 2)
  • has more schools inside the suburb (3 vs 1)
  • has more childcare (5 vs 2)
  • But Epsom is already more of a family suburb (67% vs 53%)

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

First-home buyers

White Hills

ahead on the one thing that separates them

  • has cheaper units ($477,500 vs $545,000)

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

Renters

White Hills

ahead on the one thing that separates them

  • has cheaper rent ($300/wk vs $340/wk)

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

Commuting to the city

White Hills

ahead on 2 of the 3 things we measure here

  • is more walkable (69/100 vs 42/100)
  • sits closer to the CBD (155.8 km vs 159.1 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

White Hills

ahead on 3 of the 5 things we measure here

  • is more walkable (69/100 vs 42/100)
  • has more residents already 65 and over (18% vs 12%)
  • carries lower crime risk (63/100 vs 73/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

White Hills Epsom
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.

White Hills Epsom
Walkability 69 / 42
White Hills — Walkability: 69/100 Epsom — Walkability: 42/100
Safety 37 / 27
White Hills — Safety: 37/100 Epsom — Safety: 27/100
Low fire risk 100 / 100
White Hills — Low fire risk: 100/100 Epsom — Low fire risk: 100/100
Low flood risk 36 / 17
White Hills — Low flood risk: 36/100 Epsom — Low flood risk: 17/100

Demographics

Epsom has more residents (5,014 vs 3,620); Epsom has higher household incomes ($89,128 vs $72,540).

White Hills Epsom
Population 3,620 5,014
+39% vs other
Population trend (2016 → 2021) +12.5% +15.9%
Median age 37 32
Median household income $72,540/yr $89,128/yr
+23% vs other
Median weekly rent $300/wk $340/wk
+13% vs other

Age profile

Share of residents in each band, 2021 Census.

White Hills Epsom
0-4 5.7% / 8.6%
White Hills — 0-4: 5.7% Epsom — 0-4: 8.6%
5-14 13.1% / 16.0%
White Hills — 5-14: 13.1% Epsom — 5-14: 16.0%
15-19 5.4% / 6.0%
White Hills — 15-19: 5.4% Epsom — 15-19: 6.0%
20-24 7.4% / 5.9%
White Hills — 20-24: 7.4% Epsom — 20-24: 5.9%
25-34 16.0% / 17.1%
White Hills — 25-34: 16.0% Epsom — 25-34: 17.1%
35-44 11.4% / 14.3%
White Hills — 35-44: 11.4% Epsom — 35-44: 14.3%
45-54 11.0% / 11.0%
White Hills — 45-54: 11.0% Epsom — 45-54: 11.0%
55-64 12.1% / 9.0%
White Hills — 55-64: 12.1% Epsom — 55-64: 9.0%
65-74 10.3% / 7.6%
White Hills — 65-74: 10.3% Epsom — 65-74: 7.6%
75-84 6.1% / 3.4%
White Hills — 75-84: 6.1% Epsom — 75-84: 3.4%
85+ 1.7% / 1.0%
White Hills — 85+: 1.7% Epsom — 85+: 1.0%

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

Who lives together

Household composition, 2021 Census.

White Hills 33.8% couple families
White Hills — Couple Families: 33.8% White Hills — Lone Person: 40.3% White Hills — One Parent Families: 19.4% White Hills — Group Household: 4.8% White Hills — Other Families: 1.7%
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%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

White Hills 34.0% renting
White Hills — Owned Outright: 32.5% White Hills — Mortgage: 33.5% White Hills — Renting: 34.0%
Epsom 24.3% renting
Epsom — Owned Outright: 26.1% Epsom — Mortgage: 49.6% Epsom — Renting: 24.3%
Owned outright Mortgage Renting

Qualifications

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

White Hills Epsom
Certificate III & IV 17.5% / 17.4%
White Hills — Certificate III & IV: 17.5% Epsom — Certificate III & IV: 17.4%
Bachelor Degree 10.0% / 9.4%
White Hills — Bachelor Degree: 10.0% Epsom — Bachelor Degree: 9.4%
Advanced Diploma / Diploma 7.8% / 7.0%
White Hills — Advanced Diploma / Diploma: 7.8% Epsom — Advanced Diploma / Diploma: 7.0%
Postgraduate Degree 2.5% / 2.0%
White Hills — Postgraduate Degree: 2.5% Epsom — Postgraduate Degree: 2.0%
Graduate Diploma / Certificate 1.7% / 2.0%
White Hills — Graduate Diploma / Certificate: 1.7% Epsom — Graduate Diploma / Certificate: 2.0%

Bars are drawn against the largest share shown (17.5%).

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.

White Hills Epsom
India 1.9% / 2.3%
White Hills — India: 1.9% Epsom — India: 2.3%
England 1.8% / 1.2%
White Hills — England: 1.8% Epsom — England: 1.2%
Thailand 0.4% / 1.6%
White Hills — Thailand: 0.4% Epsom — Thailand: 1.6%
Myanmar — / 1.8%
White Hills — Myanmar: not among its largest Epsom — Myanmar: 1.8%
Philippines 0.9% / 0.6%
White Hills — Philippines: 0.9% Epsom — Philippines: 0.6%
New Zealand 0.6% / 0.8%
White Hills — New Zealand: 0.6% Epsom — New Zealand: 0.8%
Sri Lanka 0.5% / —
White Hills — Sri Lanka: 0.5% Epsom — Sri Lanka: not among its largest

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

What people live in

Occupied private dwellings by structure, 2021 Census.

White Hills 89.9% houses
White Hills — Houses: 89.9% White Hills — Townhouses: 8.6% White Hills — Flats / Apartments: 1.4%
Epsom 95.1% houses
Epsom — Houses: 95.1% Epsom — Townhouses: 3.0% Epsom — Flats / Apartments: 1.9%
Houses Townhouses Flats / Apartments

Property market

White Hills Epsom
Median house price $600,000 $652,500
Median unit price $477,500 $545,000
Median land price $320,000 $330,000
Typical days to sell (houses) 32 days
from 22 sales
 33 days
from 35 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.

White Hills Epsom
2 bed $507K / $540K
White Hills — 2 bed: $507K (5 sales) Epsom — 2 bed: $540K (9 sales)

5 vs 9 sales

3 bed $562K / $640K
White Hills — 3 bed: $562K (61 sales) Epsom — 3 bed: $640K (75 sales)

61 vs 75 sales

4 bed $695K / $700K
White Hills — 4 bed: $695K (33 sales) Epsom — 4 bed: $700K (69 sales)

33 vs 69 sales

Zoning mix

White Hills Epsom
Residential 61% 39%
Infrastructure and transport 12% 22%
Parks and recreation 15%
same for both
Industrial 5% 10%
Rural and farming 6% 10%
Commercial 1% 4%
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

White Hills Epsom
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.

White Hills Epsom
Houses 4.5%
$550/wk on $630K
 4.2%
$575/wk on $710K
Units —
same for both

Ranking within VIC

White Hills Epsom
House price Higher than 21% of VIC Higher than 31% of VIC
Income — Higher than 59% of VIC
Schools Higher than 26% of VIC —
Walkability Higher than 90% of VIC Higher than 85% of VIC
Affordability — Higher than 80% of VIC
EV adoption Higher than 67% of VIC Higher than 56% of VIC
NBN connectivity Higher than 80% of VIC Higher than 93% of VIC
Rental yield (houses) Higher than 92% of VIC Higher than 81% of VIC

Liveability

White Hills is more walkable (69 vs 42).

White Hills Epsom
Grade C
same for both
Score 35/100 33/100
Socio-economic band below-average income
decile 3/10
 mid-range socio-economic
decile 4/10

Risk profile

Epsom carries more flood risk (83 vs 64); Epsom carries more crime risk (73 vs 63).

White Hills Epsom
Bushfire None
0/100
same for both
Crime Moderate
63/100
 High
73/100
Flood Moderate
64/100
 High
83/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 9
within 5 km
 4
within 5 km

Schools

White Hills Epsom
Inside the suburb 3 1
Rated above peers 0
same for both
Rated at peers 2 1
Rated below peers 1 0
Universities within 10 km 1
Bendigo Campus, 5.9 km
 1
Bendigo Campus, 9.1 km
Full-time students aged 15–24 1.4% 0.8%

Schools in White Hills

  • Holy Rosary School Catholic · Primary at peers
  • White Hills Primary School Government · Primary at peers
  • Weeroona College Bendigo Government · Secondary below peers

Schools in Epsom

  • Epsom Primary School Government · Primary at peers

Amenities in the suburb

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

Mobility

Epsom sits further from the CBD (159.1 km vs 155.8 km).

White Hills Epsom
Walkability score 69/100 42/100
Distance to Melbourne 155.8 km 159.1 km
+2% vs other
Drive time (normal traffic) 117 min 121 min
Public transport score 75/100 77/100
Rail
Peak arrivals per hour 60.2
7-9am + 5-7pm
 80.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.7%
postcode 3550
 0.6%
postcode 3551
Rooftop solar per 100 dwellings 34
postcode 3550
 64
postcode 3551

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.

White Hills Epsom
Car (driver) 76.4% / 79.2%
White Hills — Car (driver): 76.4% Epsom — Car (driver): 79.2%
Worked from Home 13.8% / 12.6%
White Hills — Worked from Home: 13.8% Epsom — Worked from Home: 12.6%
Car (passenger) 5.8% / 5.9%
White Hills — Car (passenger): 5.8% Epsom — Car (passenger): 5.9%
Walked Only 2.3% / 0.9%
White Hills — Walked Only: 2.3% Epsom — Walked Only: 0.9%
Bus 0.9% / 0.9%
White Hills — Bus: 0.9% Epsom — Bus: 0.9%

Bars are drawn against the largest share shown (79.2%).

Setting

White Hills Epsom
Elevation 198 m
above sea level, at the suburb centre
 189 m
above sea level, at the suburb centre

NBN connectivity

White Hills Epsom
Connectivity score 71/100 85/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 45%
1,850 premises
 60%
2,379 premises

Climate

White Hills Epsom
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

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

Federal electorate

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

First Home Owner Grant

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

Tags

White Hills

Affordable Large Blocks Parks Quiet River

Epsom

Family Large Blocks River Young Families

More comparisons

Other comparisons with White Hills

White Hills vs Bendigo White Hills vs North Bendigo White Hills vs Ascot White Hills vs East Bendigo White Hills vs Jackass Flat

Other comparisons with Epsom

Epsom vs Eaglehawk Epsom vs Huntly Epsom vs Ascot Epsom vs Jackass Flat
Full data on White Hills Full data on Epsom
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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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