Epping (NSW)
NSWEpping (NSW) is a growing suburb in NSW with 29,551 residents.
- SAL code
- 11431
- SA2
- 126011721
- Population
- 29,551
- LGA
- Parramatta
Epping (NSW), NSW had 29,551 residents at the 2021 Census, with the broader statistical area showing a 5.1% growth over the last five years. The predominant age group is 35-44 years, and the median age sits at 36. Households are most often couples with children, and those with a mortgage repay a median of $2,600 a month. Around 55.6% of homes are owner-occupied, with the largest single tenure being rented at 41.9%. Most dwellings are flats or apartments, making up 47.5% of the suburb's housing stock. The suburb has 27 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Epping (NSW), NSW at a glance
Epping is an established upper-north-west Sydney suburb ~18 km from the CBD, split between City of Parramatta and Hornsby Shire. The west side (Parramatta) has been reshaping fast around the train station — apartments now outnumber houses (47.4% vs 42.6% per Census 2021, flipped from 32.2/55.5% in 2016). The data tiles below cover the demographic baseline; this card adds the live market, lifestyle and council-pipeline context.
For homebuyers
Epping is a transit-anchored suburb with a sharp split between the high-rise zone clustered around the station and the lower-density streets either side. Epping Station puts you ~30 minutes by train to the CBD on the Northern line, and the Sydney Metro North West runs through too, so there's a direct seat to Chatswood, Macquarie Park and (with the City extension open) Martin Place. Macquarie Uni is one stop away. Schools are a major draw: Epping Boys High and Cheltenham Girls High both sit inside the catchment, and selective James Ruse (NSW's top-ranked HSC school for decades) is a 5-10 minute drive. Boronia Park anchors the recreation side; Rawson Street and the Macquarie Centre cover everyday and weekend retail respectively. In short: a transport-and-schools suburb where the dwelling profile is genuinely changing under your feet, so check which side of the rail line the property sits on.
For investors
Houses and units behave like two different markets. Median house $2,759,000 with $1,000/wk rent gives a 1.98% gross yield; +6.32% over 12 months; 38 days on market across 209 sales (Your Investment Property, May 2026). Units are the cashflow play: median $820,000, $750/wk rent, 4.78% gross yield, +2.50% YoY; 36 days on market across 545 sales — a deep, liquid stratified market driven by the post-2015 apartment build-out.
Strengths
- Deep stratified market — 545 unit sales in 12 months means easy entry/exit (Your Investment Property, May 2026).
- Unit yields ~4.78% are unusually strong for a suburb this close to the Sydney CBD.
- Triple-rail node (Northern line, Sydney Metro, Central Coast services) supports tenant demand from CBD and Macquarie Park workers.
- School catchments (Epping Boys High, Cheltenham Girls High) anchor long-run owner-occupier demand on the house side.
Trade-offs
- House yields are thin (~1.98%) — negative-gearing territory at current rates with a $2.76M median.
- Apartment supply has already roughly doubled the unit share of dwellings since 2016; the Master Plan + 53-61 Rawson Street (36 + 33 storey) signal more to come.
- House capital growth of +6.32% YoY (Your Investment Property, May 2026) trails some lower-priced upper-NW Sydney suburbs — entry cost is high relative to recent uplift.
- Days-on-market 36-38 days is typical for the corridor but slower than tighter inner-Sydney markets — pricing matters.
What's coming
City of Parramatta's Epping Town Centre Master Plan was endorsed October 2025, with Rawson Street to be reshaped into a destination high street, a new town square, and improved station-to-Boronia-Park links. The draft 2025/26 budget allocates $199.8M to capital works including Epping and Granville town-centre refreshes. The 53-61 Rawson Street planning proposal (two towers, 36 and 33 storeys) was finalised in late 2025.
Bottom line
For homebuyers: a transport- and schools-led suburb whose west-side character is rapidly shifting toward apartments. For investors: a two-speed market — units carry the yield, houses carry the long-run capital story.
Population
?29,551
Suburb · Census 2021
5-Year Growth
+5.1%
3yr: +5.5% · 10yr: +21.7%
SA2 · 5yr
Household Income
$2,243/wk
Suburb · Census 2021 median
Median Age
36
Suburb · Census 2021
Socio-Economic Index
?8/10
SA2 · least disadvantaged
Unemployment
?2.5%
SA2 · Q4 2025
Schools
5
4 primary
Hospitals
No data for this suburb
Childcare services
?19
12 long day, 5 OSHC
Parks & green space
?27
Parks, reserves
Transport stops
?105
GTFS stops
Dwelling approvals
?134
Parramatta · Feb 2026
Median Weekly Rent
Based on NSW rental bond lodgements, aggregated at postcode level. All SALs sharing this postcode show the same median.
Median House Sale Price
Source: state Valuer-General (suburb-level quarterly medians).
→ Calculate stamp duty on this suburb's median price→ Estimate mortgage repayments→ Calculate rental yield (price + median rent)
Population over time — Epping (NSW) - West (SA2)
ABS publishes annual estimates only at SA2; Epping (NSW) suburb alone is ~29,551 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 12,844 to 19,790 over 24 years, averaging 1.8% per year.
Schools
5 in suburbSector
5 public
Type
4 primary
Total enrolment
2,649
Avg per school
530
Government school catchment
Intake zonePrimary
Epping WPS32.3%
- Ngarala PS 16.5%
- Epping Hts PS 14.7%
- Roselea PS 6.1%
- Epping NPS 5.6%
- Carlingford PS 0.3%
- Eastwood PS 0.0%
Secondary
Cheltenham GHS95.9%
- Carlingford HS 95.8%
- Epping BHS 65.7%
- Ryde SC 0.0%
Source: NSW Department of Education — School Intake Zones. Boundaries can be amended without notice; confirm with the school before relying on enrolment.
Profile
Census snapshot
Housing
Public housing 0.5%Mostly apartments (47.5%), mixed tenure (55.6% own or mortgage).
Dwelling mix
Tenure
NSW 33%
Number of bedrooms
Bushfire risk
Source: NSW RFS BFPL via SEED
As of May 2026
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions.
Flood risk
This suburb falls outside every flood polygon mapped by the relevant authority. Always confirm at the property address — local conditions and unmapped overlays can still apply.
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions. Source when available: NSW Rural Fire Service (BFPL) and NSW DPHI EPI Flood.
Planning zones
9 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| R2 | ZoneResidential | 75.3% | 5.15 km² |
| R4 | ZoneResidential | 7.7% | 0.53 km² |
| SP2 | ZoneSpecial use | 4.2% | 0.29 km² |
| RE1 | ZoneRecreation | 4.1% | 0.28 km² |
| C2 | ZoneEnvironmental | 4.0% | 0.27 km² |
| E1 | ZoneEnvironmental | 2.3% | 0.16 km² |
| R3 | ZoneResidential | 1.4% | 0.10 km² |
| W1 | ZoneWaterway | 1.4% | 0.09 km² |
| R1 | ZoneResidential | 0.9% | 0.06 km² |
Source: NSW DPHI EPI Land Zoning (ZONE_NSW/2026-04-29/1eccf1a530fa1be5) · As of Apr 2026. Zone boundaries are amended periodically; verify the exact property with the relevant council before relying on permitted use.