North Epping vs Epping
North Epping (median $2,482,650) is roughly 8% cheaper to buy into than Epping ($2,710,000). Over the past year, North Epping (+7.9%) ran 3.7 percentage points ahead of Epping (+4.2%) on house-price growth.
Buying in North Epping or Epping?
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North Epping and Epping side by side
| Measure | North Epping | Epping |
|---|---|---|
| Price and market | ||
| Median house | $2,482,650 | $2,710,000 |
| Median unit | $414,000 | $414,000 |
| House price change, 12 months | +7.9% | +4.2% |
| Renting | ||
| House rent | $1030/wk | $1030/wk |
| Unit rent | $800/wk | $800/wk |
| Owner occupied | 87.0% | 56.0% |
| Renter occupied | 12.0% | 42.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1127 | 1123 |
| Lifestyle and people | ||
| Walk score | 24 | 90 |
| Transit score | 0 | 100 |
| Bike score | 100 | 100 |
| Population | 4,657 | 29,551 |
| Median age | 44 | 36 |
| Climate | ||
| Annual rainfall | 1113 mm | 1113 mm |
| Mean max, January | 28.0°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 (24/100 vs 90/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving North Epping (1127) sits above Epping (1123). North Epping skews owner-occupied (87%), Epping runs more rental-dense (56% owner).
- For buyers
- North Epping is the lower entry point at $2,482,650 median, 8% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- North Epping carries both higher gross yield (2.16% vs 1.98%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- North Epping edges out on average school ICSEA (1127 vs 1123).
North Epping vs Epping: common questions
Is North Epping or Epping cheaper to buy in?
North Epping has the lower median house price at $2,482,650, roughly 8% 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, North Epping or Epping?
Over the past 12 months, North Epping grew +7.9% vs +4.2% in Epping, a gap of 3.7 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 North Epping or Epping have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), North Epping scores 1127 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, North Epping or Epping?
Epping scores 90/100 on walkability vs 24/100. 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, North Epping or Epping?
Gross rental yield on houses is 2.16% in North Epping 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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