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ABS 2021 Census · Updated 21 May 2026
Epsom is a regional centre in Victoria, Australia, with a population of approximately 5,014, making it a smaller community. Located approximately 136 km from the Melbourne CBD, Epsom is a regional area in Victoria. The median household income is $89,128 per year.
Household incomes in Epsom sit in a comfortable mid-range for the Victoria market. Regional positioning means lower entry costs but potentially longer hold periods for capital gains.
Official Australia Post postcode for Epsom. 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 1 school within or near this suburb.
Find schools near Epsom on My School →Estimated 2 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.
Epsom is a smaller community of 5,014 — about 68% of the Victoria suburb median (7,416) — so investors should factor in the narrower buyer pool and longer average time-on-market. Household income of $89,128/year is 6% below the Victoria median of $95,160, typically translating into lower entry prices and a tenant base more sensitive to rent increases. Median weekly rent of $340 equates to $1,473/month — about 100% of the median mortgage repayment of $1,473/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. Epsom is 136 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
Regional property can deliver strong cash-flow yields but liquidity is tighter — plan for longer hold periods and verify local employment stability. Local rents consume roughly 20% of household income — a useful sanity check on tenant affordability.
How Epsom stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Epsom sits above the state median; negative means below.
| Metric | Epsom | VIC median | Δ vs state |
|---|---|---|---|
| Population | 5,014 | 7,416 | -32% |
| Median household income | $89,128/yr | $95,160/yr | -6% |
| Median rent (weekly) | $340 | $380 | -11% |
| Median mortgage (monthly) | $1,473 | $1,950 | -24% |
| Distance to CBD | 136 km | 32 km | +325% |
| Separate houses | 91% | 78% | +13pp |
Pre-inspection briefing for Epsom — every item is derived from public datasets, with full citations in our data sources page.
Moderate buy-and-hold potential: Epsom's 5,014-person market and $89,128 median household income work for investors who are selective on street location and property quality rather than counting on a suburb-wide rerating.
Strong rental coverage: $340/week (~$1,473/month) covers 100% of the $1,473/month median mortgage repayment, so the shortfall sits at just $0/month. Investors targeting positive cash flow should shortlist this suburb.
A dwelling mix skewed to houses (91% vs 78% VIC median) combined with a population of 5,014 creates a deeper market for value-add renovations — older stock, separate titles and stronger buyer competition are the usual pattern here.
Run the numbers on a Epsom property
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Create free account →Property values in Epsom should track the wider Victoria market through 2026, with the $89,128/year median household income (6% below the $95,160 state median) keeping the suburb firmly mid-pack. Rental coverage runs at ~100% of the typical mortgage ($1,473/month rent vs $1,473/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 48/100 places Epsom in the mid tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Epsom scores 48/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 5,014, median household income of $89,128/year and median weekly rent of $340. 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 Epsom are a median household income of $89,128/year, a dwelling mix that is 91% separate houses, roughly 1 schools and 2 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.
Epsom has a usual resident population of approximately 5,014, compared with a Victoria suburb median of 7,416 — placing it in the lower 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.
Epsom sits 136 km straight-line from the Melbourne CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $340 in Epsom, equating to approximately $17,680/year in gross rental income (state median $380/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 Epsom is $1,473, or approximately $17,676/year (vs $1,950/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 $340 works out to $1,473/month, covering 100% of the median mortgage repayment of $1,473/month. That means rent exceeds the median repayment by roughly $-0/month, so on these numbers Epsom leans cash-flow-positive before accounting for strata, council rates, insurance and maintenance. 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 $1,473 median mortgage, the broader Victoria 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.