Beecroft vs Epping
Beecroft (median $2,558,000) is roughly 6% cheaper to buy into than Epping ($2,710,000). Over the past year, Epping (+4.2%) ran 1.4 percentage points ahead of Beecroft (+2.8%) on house-price growth.
Buying in Beecroft or Epping?
Selling in Beecroft? The free selling guide
Beecroft and Epping side by side
| Measure | Beecroft | Epping |
|---|---|---|
| Price and market | ||
| Median house | $2,558,000 | $2,710,000 |
| Median unit | $549,360 | $414,000 |
| House price change, 12 months | +2.8% | +4.2% |
| Renting | ||
| House rent | $1150/wk | $1030/wk |
| Unit rent | $700/wk | $800/wk |
| Owner occupied | 81.0% | 56.0% |
| Renter occupied | 17.0% | 42.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1140 | 1123 |
| Lifestyle and people | ||
| Walk score | 4 | 90 |
| Transit score | 30 | 100 |
| Bike score | 60 | 100 |
| Population | 10,291 | 29,551 |
| Median age | 43 | 36 |
| Climate | ||
| Annual rainfall | 989 mm | 1113 mm |
| Mean max, January | 28.3°C | 28.0°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Epping scores higher on walkability (4/100 vs 90/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Beecroft (1140) sits above Epping (1123). Beecroft skews owner-occupied (81%), Epping runs more rental-dense (56% owner).
- For buyers
- Beecroft is the lower entry point at $2,558,000 median, 6% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Investors face a yield-versus-growth split: Beecroft delivers the better gross yield (2.34% vs 1.98%), but Epping has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
- For families
- Beecroft edges out on average school ICSEA (1140 vs 1123).
Beecroft vs Epping: common questions
Is Beecroft or Epping cheaper to buy in?
Beecroft has the lower median house price at $2,558,000, roughly 6% below Epping ($2,710,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Beecroft or Epping?
Over the past 12 months, Epping grew +4.2% vs +2.8% in Beecroft, a gap of 1.4 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Beecroft or Epping have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Beecroft scores 1140 vs 1123 in Epping. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Beecroft or Epping?
Epping scores 90/100 on walkability vs 4/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Beecroft or Epping?
Gross rental yield on houses is 2.34% in Beecroft vs 1.98% in Epping. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
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