Epping (Vic.)
VICEpping (Vic.) is a declining suburb in VIC with 33,489 residents.
- SAL code
- 20878
- SA2
- 209041432
- Population
- 33,489
- LGA
- Whittlesea
Epping (Vic.), VIC had 33,489 residents at the 2021 Census, with the broader statistical area showing a 3.8% decline over the last five years. The predominant age group is 35-44 years, and the median age sits at 35. Households are most often couples with children, and those with a mortgage repay a median of $1,733 a month. Around 69.8% of homes are owner-occupied, with the largest single tenure being owned with a mortgage at 43.2%. Most dwellings are separate houses, making up 81.2% of the suburb's housing stock. The suburb has 194 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Population
?33,489
Suburb · Census 2021
5-Year Growth
-3.8%
3yr: +3.1% · 10yr: -3.5%
SA2 · 5yr
Household Income
$1,671/wk
Suburb · Census 2021 median
Median Age
35
Suburb · Census 2021
Socio-Economic Index
?2/10
SA2 · more disadvantaged
Unemployment
?8.0%
SA4 · Q4 2025
Schools
9
6 primary, 4 secondary
Hospitals
?1
Within suburb
Childcare services
?30
16 long day, 10 OSHC, 1 family
Parks & green space
?194
Parks, reserves
Transport stops
?116
GTFS stops
Dwelling approvals
?234
Whittlesea · Feb 2026
Median Weekly Rent
Based on rental bond lodgements recorded by the state government.
Median House Sale Price
Source: Valuer-General Victoria (suburb-level quarterly medians).
→ Calculate stamp duty on this suburb's median price→ Estimate mortgage repayments→ Calculate rental yield (price + median rent)
Safety & Crime
2025 Q4Reported incidents from VIC police. Offence rates may not reflect all crime.
Population over time — Epping - South (SA2)
ABS publishes annual estimates only at SA2; Epping (Vic.) suburb alone is ~33,489 (Census 2021).
Growth at a Glance
Population grew from 8,556 to 8,322 over 24 years, averaging -0.1% per year.
Schools
9 in suburbGovernment school catchment
Catchment data is not yet available for VIC.
Source when available: Victorian Department of Education / Vicmap School Zones.
Profile
Census snapshot
Housing
Public housing 1.5%Almost entirely detached houses (81.2%), mixed tenure (70% own or mortgage), built for families (52% are 3 bed).
Dwelling mix
Tenure
Number of bedrooms
Bushfire & flood risk
Bushfire
Source: VIC DTP Designated Bushfire Prone Area
As of Apr 2026
Flood
Source: VIC DTP Vicmap Planning Overlay (flood codes)
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped hazard polygons. Always verify the exact property address with the relevant authority before making decisions.
Planning zones
30 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| IN1Z | Industrial 1 ZoneIndustrial | 14.4% | 5.08 km² |
| GRZ1 | General Residential Zone Schedule 1Residential | 10.8% | 3.81 km² |
| GRZ5 | General Residential Zone Schedule 5Residential | 9.7% | 3.43 km² |
| RCZ1 | Rural Conservation Zone Schedule 1Rural | 8.6% | 3.03 km² |
| ACZ1 | Activity Centre Zone Schedule 1Business | 7.7% | 2.70 km² |
| SUZ4 | Special Use Zone Schedule 4Special use | 7.2% | 2.55 km² |
| CDZ2 | Comprehensive Development Zone Schedule 2Business | 7.0% | 2.46 km² |
| CDZ4 | Comprehensive Development Zone Schedule 4Business | 5.9% | 2.09 km² |
| PCRZ | Public Conservation and Resource ZoneEnvironmental | 5.1% | 1.79 km² |
| TRZ2 | TRZ2Other | 4.2% | 1.49 km² |
| PDZ1 | Priority Development Zone Schedule 1Business | 3.7% | 1.32 km² |
| UGZ3 | UGZ3Other | 2.8% | 1.00 km² |
| HCTZ2 | HCTZ2Other | 1.7% | 0.61 km² |
| UFZ | Urban Floodway ZoneWaterway | 1.7% | 0.60 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 1.0% | 0.36 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 1.0% | 0.35 km² |
| FZ | Farming ZoneRural | 1.0% | 0.34 km² |
| TRZ1 | TRZ1Other | 0.9% | 0.33 km² |
| SUZ2 | Special Use Zone Schedule 2Special use | 0.9% | 0.33 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 0.9% | 0.31 km² |
| SUZ9 | Special Use Zone Schedule 9Special use | 0.8% | 0.27 km² |
| SUZ8 | Special Use Zone Schedule 8Special use | 0.7% | 0.25 km² |
| ACZ2 | Activity Centre Zone Schedule 2Business | 0.5% | 0.17 km² |
| MUZ | Mixed Use ZoneResidential | 0.4% | 0.14 km² |
| PUZ3 | Public Use Zone Schedule 3Special use | 0.3% | 0.11 km² |
| GRZ4 | General Residential Zone Schedule 4Residential | 0.3% | 0.10 km² |
| PUZ6 | Public Use Zone Schedule 6Special use | 0.2% | 0.08 km² |
| IN3Z | Industrial 3 ZoneIndustrial | 0.2% | 0.06 km² |
| TRZ3 | TRZ3Other | 0.1% | 0.05 km² |
| GWZ | Green Wedge ZoneRural | 0.1% | 0.04 km² |
Source: VIC DTP Vicmap Planning Zones (ZONE_VIC/2026-04-29/08783d2926383881) · As of Apr 2026. Zone boundaries are amended periodically; verify the exact property with the relevant council before relying on permitted use.