West Pymble vs North Epping
North Epping (median $2,482,650) is roughly 6% cheaper to buy into than West Pymble ($2,650,000). Over the past year, North Epping (+7.9%) ran 14.8 percentage points ahead of West Pymble (-6.9%) on house-price growth.
Buying in West Pymble or North Epping?
Selling in West Pymble? The free selling guide
West Pymble and North Epping side by side
| Measure | West Pymble | North Epping |
|---|---|---|
| Price and market | ||
| Median house | $2,650,000 | $2,482,650 |
| Median unit | $554,400 | $414,000 |
| House price change, 12 months | -6.9% | +7.9% |
| Renting | ||
| House rent | $1350/wk | $1030/wk |
| Unit rent | $865/wk | $800/wk |
| Owner occupied | 87.0% | 87.0% |
| Renter occupied | 10.0% | 12.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1134 | 1127 |
| Lifestyle and people | ||
| Walk score | 22 | 24 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 5,441 | 4,657 |
| Median age | 41 | 44 |
| Climate | ||
| Annual rainfall | 1186 mm | 1113 mm |
| Mean max, January | 27.5°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
North Epping scores higher on walkability (22/100 vs 24/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving West Pymble (1134) sits above North Epping (1127).
- For buyers
- North Epping is the lower entry point at $2,482,650 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: West Pymble delivers the better gross yield (2.65% vs 2.16%), but North 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
- West Pymble edges out on average school ICSEA (1134 vs 1127).
West Pymble vs North Epping: common questions
Is West Pymble or North Epping cheaper to buy in?
North Epping has the lower median house price at $2,482,650, roughly 6% below West Pymble ($2,650,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, West Pymble or North Epping?
Over the past 12 months, North Epping grew +7.9% vs -6.9% in West Pymble, a gap of 14.8 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 West Pymble or North Epping have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), West Pymble scores 1134 vs 1127 in North 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, West Pymble or North Epping?
North Epping scores 24/100 on walkability vs 22/100. 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, West Pymble or North Epping?
Gross rental yield on houses is 2.65% in West Pymble vs 2.16% in North 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.
Keep comparing
The two suburbs
Compare West Pymble with
Choosing between West Pymble and North Epping?
The free buying guide: budget, schemes, inspections and how not to overpay.