Epping Suburb Profile 2026: Median Prices, Rents and Who’s Buying

Epping is a suburb in Melbourne’s northern region, in the City of Whittlesea, postcode 3076. It is not Epping, New South Wales. Domain records a median three-bedroom house price of $687,000 across 236 sales in the twelve months to October 2026, and 71% owner-occupation. Three-bedroom houses were advertising at a median of $530 a week on 13 October 2026.

Where is Epping, Victoria?

Epping VIC 3076 sits in Melbourne’s northern region, within Whittlesea City Council. Its neighbours are Lalor and Thomastown to the south, Mill Park to the east, and Wollert to the north.

If you landed here looking for Epping in Sydney’s north-west, that is Epping NSW 2121, a different suburb in a different state about 880 kilometres away. The two are routinely confused in search results and in data. Check the postcode on anything you read: 3076 is Victoria, 2121 is New South Wales.

Getting around: the South Morang line provides train services, and High Street is the main road artery. The suburb holds Epping Plaza Shopping Centre and the Northern Hospital, which is the largest single employer in the area and the reason Epping functions as a service centre for suburbs further north rather than only as a residential one.

Domain records the suburb’s Wurundjeri names as “Naenae” and “Boorondara”.

Who lives in Epping

Measure	Epping
Average age	20 to 39
Owner-occupied	71%
Rented	29%
Family households	54%
Single households	46%

Three things in that table are worth drawing out.

The age band. An average age of 20 to 39 is young, and it describes a suburb of first and second home buyers rather than downsizers. That shapes what sells: three and four-bedroom houses with parking, near schools, and the four-bedroom segment sells 174 properties a year here.

71% owner-occupation. Higher than people assume for a growth-corridor suburb, and it matters for price stability. Owner-occupied markets are less volatile than investor-heavy ones, because owners do not sell when yields compress. It also means a 29% rental pool, which is a meaningful rental market without being a dominant one.

The 54-46 family-to-single split. Nearly half of Epping households are single-person or non-family. That is the demand underneath the unit and townhouse market, and it explains why Epping has unit medians at all while suburbs immediately north of it do not.

Domain attributes the demographic data to government census material, so treat it as census-based rather than live.

Prices by bedroom count

Domain, sales in the twelve months to October 2026. One source, one period, one definition.

Bedrooms	Type	Median price	Avg days on market	Clearance rate	Sold in 12 months
2	House	$542,500	27	79%	43
3	House	$687,000	36	73%	236
4	House	$800,000	39	78%	174
5	House	$885,000	n/a	48%	22
2	Unit	$490,000	38	83%	43
3	Unit	$610,000	n/a	n/a	13

Why this table looks different to other Epping figures you will see

Deliberately, and it is the reason this page exists.

Search “median house price Epping” and you will find figures from $687,000 to $775,000 depending on the source. None of them is wrong. They measure different things.

A single median house price for the whole suburb blends two-bedroom houses at $542,500 with five-bedroom houses at $885,000, and the answer depends entirely on what mix of properties happened to sell. Change the mix and the headline moves without a single property changing value.

A median by bedroom count does not have that problem. A three-bedroom house in Epping sold at a median of $687,000 across 236 sales. That number means something specific and you can act on it.

So when you compare Epping to another suburb, compare like with like: three-bedroom houses against three-bedroom houses, with the same source and the same period. Our quarterly Epping market update covers price movement and the surrounding commentary. This page is the structural reference.

The five-bedroom clearance rate

One number in that table stands out: a 48% clearance rate on five-bedroom houses, against 73% to 83% everywhere else.

Twenty-two five-bedroom houses sold in twelve months. Fewer than half of those taken to auction sold under the hammer.

What that tells a seller: Epping’s five-bedroom market is thin and does not suit auction. Twenty-two sales a year is about two a month across the whole suburb, so on any given weekend the pool of buyers specifically wanting five bedrooms in Epping is small. Private sale, with a longer campaign, is the better method for that segment, and the data says so plainly.

The opposite reading applies to two-bedroom units: 83% clearance, the highest in the table. Small, affordable and in demand.

Rents, measured

The Victorian Government publishes achieved median rents by suburb through its Rental Report, and as at 13 October 2026 the most recent release covered the September quarter of 2025. A twelve-month-old figure is not much use for setting a rent this month, so I measured the current market instead.

Method: Domain rental listings on 13 October 2026, filtered by suburb and bedroom count, excluding listings with a deposit taken, first results page, then filtered to listings whose address is inside Epping. These are advertised rents, not achieved ones.

Segment	Median advertised rent	Range	Listings
3 bedroom house	$530	$490 to $590	20
4 bedroom house	$600	$550 to $750	15
2 bedroom unit or townhouse	$455	$420 to $470	4

That two-bedroom sample is four listings. Treat it as indicative.

What those rents do to yields

Segment	Median price	Rent	Gross yield
2 bed unit	$490,000	$455	4.83%
3 bed house	$687,000	$530	4.01%
4 bed house	$800,000	$600	3.90%

Yield falls as the dwelling gets larger, and the gap between the smallest and largest segment is nearly a full percentage point.

Going from a two-bedroom unit to a four-bedroom house adds $310,000 to the price, a 63% increase, and $145 a week to the rent, a 32% increase. Tenants do not pay proportionally for space. Buyers do.

For an investor that is the most useful fact on this page: in Epping, yield lives in the small stuff. For an owner-occupier it is irrelevant, which is a fair reminder that a suburb profile serves two readers who want opposite things.

Net yields land roughly a percentage point below these gross figures once management fees, rates, water, insurance, repairs and vacancy come out.

Epping against its neighbours, like for like

Comparisons between suburbs usually fail because they put one source’s whole-of-suburb median against another’s. Here is the same source, the same period and the same bedroom count across five suburbs.

Domain, three-bedroom houses, sales in the twelve months to October 2026:

Suburb	Median	Days on market	Clearance	Sold
Wollert	$627,000	n/a	n/a	n/a
Craigieburn	$654,000	30	76%	554
Epping	$687,000	36	73%	236
Lalor	$758,000	33	81%	232
Thomastown	$765,000	36	85%	220

Epping sits in the middle, and the ordering is not what a map would predict.

Lalor and Thomastown are closer to the city than Epping and cost $71,000 and $78,000 more at three bedrooms. That is the expected direction. But they are not better-serviced suburbs in any obvious way, and their rents are no higher: Lalor’s advertised three-bedroom rent was $530 and Thomastown’s $540, against Epping’s $530.

So what is the extra $71,000 buying? Land. Lalor and Thomastown were built out decades earlier on larger blocks, and a share of every sale price there reflects subdivision and redevelopment potential rather than the house standing on it. Epping’s newer estate housing sits on smaller lots with less of that upside.

The practical consequence runs in two directions. If you want a house to live in, Epping gives you more dwelling for the money than Lalor or Thomastown. If you want a block you might one day do something with, Epping is the wrong suburb and the extra $71,000 is the price of optionality.

And in the other direction, Wollert immediately north is $60,000 cheaper than Epping at three bedrooms. That gap is the infrastructure premium: Epping’s station, hospital and shopping centre exist, while Wollert’s equivalents are still being delivered.

The $490,000 rung

One feature of Epping that gets no attention and deserves some.

Epping reports a two-bedroom unit median of $490,000 and a three-bedroom unit median of $610,000, across 43 and 13 sales respectively.

Wollert, immediately north, reports no unit median at all. Not a low one. None, because not enough unit stock transacts there for Domain to publish a figure. Wollert’s cheapest reported median is a three-bedroom house at $627,000. Doreen reports no unit medians either.

So Epping has a rung on the housing ladder at $490,000 that the growth suburbs north of it simply do not have, and the next rung up at $542,500 for a two-bedroom house.

Why that matters, concretely.

For a first home buyer, $490,000 sits under Victoria’s $600,000 first home buyer duty exemption threshold, so an eligible buyer pays no stamp duty at all. Epping’s three-bedroom house median of $687,000 falls in the $600,001 to $750,000 concession band, where an eligible buyer pays a reduced amount rather than nothing. So the real gap between those two purchases is the $197,000 of price plus the duty, and the duty-free rung is the only one left in the suburb.

For the suburb’s price stability, a market with entry-level stock has depth underneath it. When conditions tighten, buyers priced out of houses have somewhere to go within the suburb rather than leaving it. Wollert’s buyers do not.

For an investor, that $490,000 unit is where Epping’s yield is: 4.83% gross against 3.90% on a four-bedroom house.

The 83% clearance rate on two-bedroom units, the highest of any Epping segment, says the market has noticed.

Schools

Domain lists these government primary schools serving Epping: Epping Primary School, Epping Primary School Greenbrook Campus, Meadowglen Primary School and Epping Views Primary School.

School catchments change, and they are set by address rather than by suburb. Check the current catchment for the specific property you are considering on the Victorian Department of Education’s catchment tool. A suburb-level list tells you what exists, not what you are entitled to.

Parks and amenity

Epping Memorial Park and Quarry Hills Park are the two Domain names for the suburb, offering playgrounds, sports fields and walking tracks.

The amenity argument for Epping is that it is finished. Epping Plaza, the Northern Hospital, established schools and the train station all exist now, which is the opposite of the position in Wollert or Donnybrook, where the equivalent infrastructure appears on masterplans with indicative dates. That is what the $60,000 premium over Wollert’s three-bedroom median of $627,000 is buying.

Who is buying, and what it means if you are selling

From the data rather than from impressions.

The volume is in three and four-bedroom houses: 410 of the 541 sales Domain recorded across all segments, including the ten one-bedroom unit sales too few to produce a median. Buyers are young, mostly owner-occupiers, and mostly families or couples, given the age band and the 71% owner-occupation.

Days on market run 36 days at three bedrooms and 39 at four. That is a normal, functioning market, neither hot nor stalled.

Clearance rates of 73% at three bedrooms and 78% at four say auction works in those segments. The 48% at five bedrooms says it does not there.

If you are selling a three or four-bedroom house in Epping, the market is deep and auction is defensible. If you are selling a five-bedroom house or anything unusual, the buyer pool is small and the method should reflect that.

One procedural note for anyone selling now. Victoria’s property price transparency rules took effect on 1 October 2026, applying to auctions and fixed-date sales from 16 October 2026. The Property Price Statement has replaced the Statement of Information, the seller’s reserve must be published at least seven days before an auction or fixed-date sale as a single dollar amount, and the sold price must be added within seven days of the sale going unconditional and stay public for at least eighteen months. Any guide still referring to a Statement of Information predates this month.

Frequently asked questions

1. Where is Epping Victoria? Epping VIC 3076 is in Melbourne’s northern region, within the City of Whittlesea, bordered by Lalor and Thomastown to the south, Mill Park to the east and Wollert to the north. The South Morang railway line serves it and High Street is the main road. It is a different suburb to Epping NSW 2121 in Sydney’s north-west.

2. What is the median house price in Epping VIC? It depends which segment you mean, which is why a single figure misleads. Domain’s medians for sales in the twelve months to October 2026: two-bedroom houses $542,500, three-bedroom $687,000, four-bedroom $800,000, five-bedroom $885,000. Units: two-bedroom $490,000, three-bedroom $610,000. A whole-of-suburb median blends these and moves with the mix of what sold.

3. Is Epping a good suburb? Its argument is that the infrastructure exists now: Epping Plaza, the Northern Hospital, established schools, and a station on the South Morang line. Owner-occupation is 71%, which tends to mean steadier prices, and days on market of 36 to 39 on family houses indicate a functioning market. The trade-off is price: three-bedroom houses run about $60,000 above Wollert immediately to the north.

4. What is the rental yield in Epping? As at 13 October 2026, using Domain’s medians and advertised rents measured from Domain listings: a two-bedroom unit yields 4.83% gross ($455 a week against $490,000), a three-bedroom house 4.01% ($530 against $687,000), and a four-bedroom house 3.90% ($600 against $800,000). Net yields run roughly a percentage point lower once costs come out.

5. What schools are in Epping? Domain lists Epping Primary School, Epping Primary School Greenbrook Campus, Meadowglen Primary School and Epping Views Primary School among the government schools serving the suburb. Catchments are set by address rather than suburb and change over time, so check the Victorian Department of Education’s catchment tool for the specific property.

6. How far is Epping from the city? Epping is in Melbourne’s northern region and is served by the South Morang railway line, with High Street as the main road connection. For a specific travel time, check the current timetable for the station nearest the property you are considering, since services and road conditions both vary by time of day.

7. What is the population of Epping? Domain reports an average age band of 20 to 39, households that are 54% family and 46% single or non-family, and 71% of dwellings owner-occupied with 29% rented, all drawn from government census data. For a current headcount, use the Australian Bureau of Statistics 2021 Census figure for Epping rather than a figure quoted on a property portal.

8. Who is buying in Epping? The sales data points at young owner-occupier families. Three and four-bedroom houses accounted for 410 of the 541 sales Domain recorded across all segments in the twelve months to October 2026, the average age band is 20 to 39, and owner-occupation is 71%. The two-bedroom unit market, at 83% clearance, serves a separate pool of singles, downsizers and investors.

9. How long do houses take to sell in Epping? Domain records average days on market of 27 for two-bedroom houses, 36 for three-bedroom, 39 for four-bedroom and 38 for two-bedroom units, over the twelve months to October 2026. Clearance rates were 73% at three bedrooms and 78% at four, which supports auction in those segments, but only 48% at five bedrooms across 22 sales, which does not.

10. Is Epping Victoria the same as Epping NSW? No. Epping VIC 3076 is in Melbourne’s north within the City of Whittlesea. Epping NSW 2121 is in Sydney’s north-west. They are different suburbs in different states with different markets, and search results mix them constantly. Check the postcode: 3076 is Victoria, 2121 is New South Wales.