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ABS 2021 Census · Updated 21 May 2026
Epping is a regional centre in New South Wales, Australia, with a population of approximately 29,551, making it a sizeable community. Located approximately 16 km from the Sydney CBD, Epping is a regional area in New South Wales. The median household income is $116,636 per year.
Strong household incomes in Epping underpin solid property demand. As a regional location, growth prospects depend on local economic conditions and infrastructure investment.
Official Australia Post postcode for Epping. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 7 schools within or near this suburb.
Find schools near Epping on My School →Estimated 12 parks and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
With 29,551 residents, Epping is one of New South Wales's more populous suburbs — roughly 5.5× the state median of 5,325 — giving it a deep buyer and tenant pool that typically supports higher transaction volumes and shorter average days on market. Median household income of $116,636/year runs 20% above the New South Wales suburb median of $97,552, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Rent of $500/week (83% coverage of the $2,600/month median mortgage) leaves a gap of roughly $433/month that a typical investor bridges with negative gearing, depreciation and capital growth. 16 km from Sydney places Epping in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs. Only 39% of dwellings are separate houses (vs 76% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
This suburb suits yield-focused investors who are comfortable with lower liquidity. Employment concentration and local population trends matter more here than in metro markets. Local rents consume roughly 22% of household income — a useful sanity check on tenant affordability.
How Epping stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Epping sits above the state median; negative means below.
| Metric | Epping | NSW median | Δ vs state |
|---|---|---|---|
| Population | 29,551 | 5,325 | +455% |
| Median household income | $116,636/yr | $97,552/yr | +20% |
| Median rent (weekly) | $500 | $430 | +16% |
| Median mortgage (monthly) | $2,600 | $2,167 | +20% |
| Distance to CBD | 16 km | 45 km | -64% |
| Separate houses | 39% | 76% | -37pp |
Pre-inspection briefing for Epping — every item is derived from public datasets, with full citations in our data sources page.
Strong buy-and-hold fundamentals: household incomes run 20% above the New South Wales suburb median ($116,636 vs $97,552), and the 16 km CBD distance keeps this suburb in the primary demand zone. In New South Wales, suburbs with this profile have historically clustered in the upper tercile of 10-year capital growth.
Moderate rental coverage: rent of $500/week covers 83% of a $2,600/month mortgage, leaving a $433/month gap that an investor bridges with equity, depreciation and tax benefits.
Only 39% of dwellings are separate houses (vs 76% NSW median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Epping property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Epping enters 2026 with a demographic tailwind — household incomes 20% above the New South Wales suburb median of $97,552 and a population of 29,551 give it the depth and purchasing power to outperform the wider NSW market over the next 12–18 months. Rental coverage runs at ~83% of the typical mortgage ($2,167/month rent vs $2,600/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 71/100 places Epping in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is constructive heading into the second half of 2026.
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Epping scores 71/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 29,551, median household income of $116,636/year and median weekly rent of $500. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Epping are proximity to Sydney (16 km), an above-state-median household income of $116,636/year, a dwelling mix that is 39% separate houses, roughly 7 schools and 12 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Epping has a usual resident population of approximately 29,551, compared with a New South Wales suburb median of 5,325 — placing it in the upper half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Epping sits 16 km straight-line from the Sydney CBD. This is comfortable commuter territory, with reasonable rail and road access to the city.
The most recent census recorded a median weekly rent of $500 in Epping, equating to approximately $26,000/year in gross rental income (state median $430/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Epping is $2,600, or approximately $31,200/year (vs $2,167/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $500 works out to $2,167/month, covering 83% of the median mortgage repayment of $2,600/month. That leaves a $433/month shortfall (around $5,196/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are interest-rate sensitivity on the $2,600 median mortgage, a unit-heavy dwelling mix (39% houses) where body-corporate costs and apartment supply affect resale, the broader New South Wales market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.