suburb.guide

VIC · Greater Bendigo Council

Epsom, 3551

Est. population · Jun 2025

5,716

Growth (1 yr)

+2.6%

Growth (5 yr)

+13.2%

Median age

32

Median income

$1,714/wk

Employment rate

65.4%

Median house price · 4th Quarter 2025

$664,900

Languages at home

11.3%non-English

Most common: Malayalam, Punjabi, Hindi

2021 Census · usual residence

Desirability score

60/100
Good

Top 23% of Victoria's suburbs

Verified 100% confidence

How this score is calculated
  • Green suburb
  • Excellent transport
  • High desirability
  • National parks
  • Education hub
What Epsom is known for: Green suburb, Excellent transport, High desirability, National parks, Education hub

Suburb profile

Epsom sits in Greater Bendigo Council as a regional mid-sized suburb that feels self-contained and a long way from big-city bustle. Regional towns and local services do more of the everyday heavy lifting than the city. A younger crowd gives the area energy, with a strong presence of young families throughout.

Local shops, markets and community spots keep everyday life grounded in the town itself. Parks and open space are a real strength relative to many regional towns, easy for walks, sport and weekend downtime. Daily life works well on foot, with buses and trains also serving the suburb.

Property prices are middling for the area: fair relative to what is nearby. Construction and infill projects are noticeably reshaping parts of the area.

Against similar regional towns, growth momentum stand out and the overall desirability rating is good, with schools and education, plus safety less decisive.

At a glance

Epsom snapshot

A quick read of housing, growth, livability, and risk

Median house price

$665k

+9.9% change

Median rent

$475/wk

Population (ERP)

5,716

+2.6% annual growth

Dwelling vacancy

4.6%

Census unoccupied dwellings

Livability profile

Desirability pillars vs the peer median (50th percentile)

How it compares

Relative standing using percentiles, ranks, and national deciles

Desirability

#6

among Country & regional · Growth area

Safety

73rd

percentile in state (higher = safer)

Pop. growth

93rd

percentile in VIC

Advantage (IRSAD)

4/10

national SEIFA decile

School ICSEA

32nd

percentile among schools with ICSEA

Population growth

Recent ERP change over 1 and 5 years

Housing mix

Dwelling types from the 2021 Census

Risks & flags

Quick scan — open a section below for full context

Living here

Desirability

Ranks & confidence
Desirability score
60.0/100 — Good
State standing
Top 23% of Victoria's suburbs
National rank
1015th in Australia
State rank
287th in VIC
Peer rank
#6 among Country & regional · Growth area suburbs
Cohort rank
#44 among Country & regional suburbs
Data confidence
100%

Data sources & freshness

  • Suburb Guide desirability index — Suburb Guide (derived) · current · Updated

Housing

All types (Sep 2025 (council median))
$475
Median house price (4th Quarter 2025)
$664,900
Median price change
+9.9%

Median weekly rent from Victorian government rent reports. Council median fallback may apply where suburb rent is unavailable.

Contributes to desirability score · Housing (15%) · Future Growth (7%)

Median price, rental yield and vacancy Recent price momentum

Data sources & freshness

Population

Estimated resident population

5,716(June 2025)

+2.6% annual · +13.2% over 5 years · 93th percentile in VIC

Growth figures & methodology
Annual growth
+2.6%
5-year growth
+13.2%
Change in 1 year
+145
Change in 5 years
+666
Growth rank in VIC
93th percentile

ABS Estimated Resident Population allocated to this suburb from SA2-level data. Not an official ABS suburb count.

Methodology

Figures are allocated from ABS Estimated Resident Population at Statistical Area Level 2 (SA2), using 2021 Census share within overlapping SA2 regions. Where Census data is unavailable, area overlap is used instead.

The dashed chart line is a simple growth-trend estimate to June 2030 (~6,950), extrapolated at +4.0% average annual growth since 2011. It is illustrative only — not an official ABS forecast.

2021 Census figures

2021 Census

Population
5,014
Median age
32
Median household income / week
$1,714
Dwelling vacancy
4.6%
Unoccupied private dwellings
85 of 1,856
Median monthly mortgage
$1,473
Employment rate
65.4%
Dwelling mix (houses / semi / flats)
1,687 / 54 / 4 (+ 22 other)

Contributes to desirability score · Community (5%)

Employment, household income and age diversity (2021 Census)

Data sources & freshness

  • 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated

    The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.

  • Estimated Resident Population — Australian Bureau of Statistics · 2025 · Updated · SA2 ERP allocated to suburb boundaries

Community & culture

No 2021 Census cultural diversity data for this suburb yet.

Data sources & freshness

  • 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated

    The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.

Crime & safety

Reported offences increased compared with the previous period.

Offence counts & rates
Total offences (2026)
519
Against the person
107
Against property
259
Rate per 1,000 residents
90.8
Person-crime prevalence
About 1 in 47 residents
State safety percentile
72.6th (lower crime is better)
Increase (daily rate)
+9%

Most common offence types

  • B42 Steal From A Motor Vehicle33
  • B43 Steal From A Retail Store87
  • B49 Other Theft36
  • E21 Breach Family Violence Order85
  • Other Crimes Against The Person47

Contributes to desirability score · Safety (18%)

Crime rate and year-on-year trend

Data sources & freshness

Family & Lifestyle

Schools & preschools

Schools within 2 km
1
Median school ICSEA
967
Median ICSEA percentile
32th
School list
  • Epsom Primary SchoolPrimary · Government · ICSEA 967 · 32th percentile · LBOTE 12% · 425 students · Top SEA quarter 7% · 0.5 km awayView on My School →

Contributes to desirability score · Education (15%)

School and preschool counts, median school ICSEA

Data sources & freshness

Childcare

1 childcare service from OpenStreetMap

  • childcarechildcare

Contributes to desirability score · Education (15%)

Childcare centre count

Data sources & freshness

  • Childcare services — OpenStreetMap · current · Updated

Public transport

44 public transport stops in this suburb

  • Derrimut Rd/Napier St
  • Epsom Railway Station
  • Epsom Station
  • Montis Lane/Midland Hwy
  • Taylor St/Napier St

Contributes to desirability score · Accessibility (15%)

Public transport stop coverage

Data sources & freshness

Amenities

89 nearby amenities within ~1.5 km

2 supermarkets · 1 pharmacies · 5 fast food · 2 playgrounds · 3 petrol stations · 1 post offices

Local character & venue list

Local character

  • Highly walkable for everyday errands
  • Great for outdoor family life — 10 parks mapped in suburb, 2 playgrounds nearby
  • Well connected by public transport — 44 public transport stops
Walkability proxy
80/100
Cafés per 1,000 residents
0
Food & drink per 1,000 residents
1
Parks per 1,000 residents
1.99
Food & drink(5)
  • Epsom Village KebabsFast food
  • Epsom Village PizzaFast food
  • Fast food (2)
  • Hungry Jack'sFast food
Shopping(5)
  • Convenience store
  • EG AustraliaConvenience store
  • AldiSupermarket

    182-192 Midland Highway

  • WoolworthsSupermarket
Community(2)
  • Childcare
  • Epsom Primary SchoolSchool

    31 Howard Street

Health & services(3)
  • Dorevitch PathologyClinic
  • Bendigo MedicalMedical clinic
  • Chemist WarehousePharmacy
Sport & outdoors(10)
  • The Human Mechanics - THMGym
  • Epsom Village GreenPark
  • Park (5)
  • Playground (2)
  • Sports field
Transport(26)

25 bus stops · 1 train stations

Other(25)
  • Bendigo PotteryAttraction
  • Bbq
  • Forty WinksBed
  • Bicycle Parking
  • Poyser HoldenCar

    119-141 Midland Highway, Epsom

  • Poyser Motors Mercedes-BenzCar

    119-141 Midland Highway, Epsom

  • Bendigo Caravan GroupCaravan
  • Gold Nugget Tourist ParkCaravan Site

    293-297 Midland Highway, Epsom

  • The Salvation ArmyCharity
  • Bunnings WarehouseDoityourself

    Toma Court, Epsom

  • Village Epsom Shopping CentreMall
  • McCredden'sOutdoor
  • Parking (15)
  • Parking Space
  • PetstockPet
  • EG AustraliaPetrol station

    16 - 40 Howard Street

  • LibertyPetrol station
  • Puma Bendigo (Unmanned)Petrol station

    3 Harrien Court, Epsom

  • fusion PhysiotherapyPhysiotherapist
  • Australia PostPost Box
  • Epsom LPOPost office
  • TelstraTelephone
  • Middy'sTrade
  • Poyser TrucksTruck

    119-141 Midland Highway, Epsom

  • The Reject ShopVariety Store

Names and addresses from OpenStreetMap. Unnamed venues show as their type (e.g. Cafe). Transport stops are summarised by type rather than listed individually.

Contributes to desirability score · Lifestyle (15%)

Food, shopping, recreation and sport (OpenStreetMap)

Data sources & freshness

  • Local amenity insights — Suburb Guide (derived) · current · Updated
  • OpenStreetMap amenities — OpenStreetMap contributors · current · Updated

Parks & reserves

1 parks and public open space in this suburb

  • Epsom Village GreenPark

Data sources & freshness

Green cover

Parks & woodland (OSM)
12
Parks (OSM)
10

OpenStreetMap parks and natural woodland features mapped within the suburb boundary.

Contributes to desirability score · Environment (10%)

Parks and green cover (OpenStreetMap)

Data sources & freshness

Health access

Hospitals & GP clinics in suburb
4
Nearest hospital
Bendigo Health (5.7 km)
Nearest hospital type
Hospital
Nearest hospital emergency
Emergency department
Emergency department in suburb
Not in suburb
  • Bendigo MedicalDoctor
  • Chemist WarehousePharmacy
  • Dorevitch PathologyClinic
  • fusion PhysiotherapyPhysiotherapist

Contributes to desirability score · Accessibility (15%)

Hospitals and GP clinics

Data sources & freshness

NDIS participation

NDIS participants (31 March 2026)
316
Participants per 1,000 residents
55.3

Active NDIS participants allocated from NDIA Statistical Area Level 2 (SA2, ASGS 2016) counts to this suburb boundary. Not an official suburb-level NDIS figure · as at 31 March 2026.

For NDIS spend and service-demand exploration by SA2 or postcode, see the Care Sector Demand Map.

Data sources & freshness

Weather

Typical conditions by season for suburbs in the same ~44 km climate area. Rainfall totals are summed from monthly WorldClim layers; rainy-day counts are approximate.

Summer (Dec–Feb)

Usual max / min
27° / 12°
Rainfall
115 mm · ~14 rainy days

Autumn (Mar–May)

Usual max / min
21° / 8°
Rainfall
133 mm · ~17 rainy days

Winter (Jun–Aug)

Usual max / min
13° / 4°
Rainfall
180 mm · ~22 rainy days

Spring (Sep–Nov)

Usual max / min
19° / 7°
Rainfall
172 mm · ~22 rainy days

Contributes to desirability score · Lifestyle (15%)

Temperature and humidity comfort

Data sources & freshness

  • Seasonal climate normals — WorldClim 2.1 · Updated

Future & Planning

Planning & development

Development applications from PPARS statewide register (lodged 2020–2022). Free public PPARS MapServer — applications through ~2022 (service last updated Feb 2024).

52 planning-related records

2021· 26 proposals

  • August 2021

  • Partial demolition and alterations to existing showroom building facade and erect new signage
    29-37 MIDLAND HIGHWAY EPSOM 3551Permit issued by a delegate of the RA
  • Construction of a Verandah
    13 CARSONS ROAD EPSOM 3551Permit issued by a delegate of the RA
  • Construction of a secondary dwelling (Amended plans for design changes)
    33 STATION STREET EPSOM 3551Permit issued by a delegate of the RA
  • Display of signage and painting the building facade
    221 MIDLAND HIGHWAY EPSOM 3551Permit issued by a delegate of the RA
  • Use of land for restricted retail (camping, outdoor and recreation goods)
    221 MIDLAND HIGHWAY EPSOM 3551Permit issued by a delegate of the RA
  • Construction of a Dwelling
    13 ROTHSCHILD CLOSE EPSOM 3551Permit issued by a delegate of the RA
  • Construction of a Verandah
    5 MARNIE COURT EPSOM 3551Permit issued by a delegate of the RA

  • July 2021

  • Extension to Existing Dwelling
    20 TOBIN CRESCENT EPSOM 3551Permit issued by a delegate of the RA

  • June 2021

  • Subdivide land into 4 lots
    114-116 GOYNES ROAD EPSOM 3551Permit issued by a delegate of the RA

  • May 2021

  • Use and development of the land for a car wash and self storage facility
    226 MIDLAND HIGHWAY EPSOM 3551Lapsed
  • Construction of storage shed associated with an education centre (Epsom Primary School)
    31 Howard StreetNo permit required
  • Display of signage
    68 Midland HighwayPermit issued by a delegate of the RA

  • April 2021

  • Development of the land for an outbuilding
    Lot 2 Jones RoadPermit issued by a delegate of the RA
  • Use of land for motor vehicle, boat or caravan sales
    45 Ironstone RoadPermit issued by a delegate of the RA

  • March 2021

  • Construction of factory extension, car park and hard stand area; and removal of native vegetation
    147 HOWARD STREET EPSOM 3551Refusal issued by a delegate
  • Construction of a secondary dwelling
    33 Station StreetPermit issued by a delegate of the RA
  • Use of land for a restricted recreation facility (gymnasium), associated signage and parking to the satisfaction of the Responsible Authority
    52-56 Midland HighwayPermit issued by a delegate of the RA
  • Buildings and works (12 sheds) associated with a self-storage facility on proposed lot 2; construction of a warehouse on proposed Lot 6 (Amended permit to remove subdivision of land)
    45 Ironstone RoadPermit issued by a delegate of the RA
  • Construction of a warehouse and reduction in car parking requirement
    273-279 Midland HighwayPermit issued by a delegate of the RA
  • Construction of a carport
    85-87 Station StreetPermit issued by a delegate of the RA
  • Development of the land for a dwelling
    300 Midland HighwayPermit issued by a delegate of the RA

  • February 2021

  • Construction of a dwelling and outbuilding
    7 Marnie CourtNo permit required
  • 2 lot subdivision
    26 MCPHERSON STREET EPSOM 3551Withdrawn
  • Construction of a dwelling
    75 Ironstone RoadPermit issued by a delegate of the RA

  • January 2021

  • Removal of the restriction created in PS626735K from lot 4
    14 Botheras CourtPermit issued by a delegate of the RA
  • Use of land for food and drink premises
    1 Wattle CourtLapsed
2020· 14 proposals

  • December 2020

  • Construction of a dwelling
    300 Midland HighwayPermit issued by a delegate of the RA
  • Use land for trade supplies (semi-trailer & shipping container sales) associated buildings and works, advertising signage and alteration of access to road in a road zone 1 (Amended plans to allow for design and layout changes, the removal of one (1) flood lit business identification sign and the addition of two (2) additional internally illuminated business identification signs)
    247-265 Midland HighwayPermit issued by a delegate of the RA
  • Use of land for shops (exceeding 2000 square metres), a leisure and recreation facility (gym), construction of convenience restaurant and bottle shop, construction of buildings and works, advertising signage, alterations of access to Road Zone Category 1 and a reduction in car parking requirements (Amended permit and plans, including removal of car wash and inclusion of convenience restaurant and bottle shop)
    176-198 MIDLAND HIGHWAY EPSOM 3551NOD issued by a delegate
  • Extension to existing dwelling
    282 Midland HighwayPermit issued by a delegate of the RA

  • November 2020

  • Construction of a dwelling
    3 Howe CourtPermit issued by a delegate of the RA
  • Use and development of the land for a display home centre, associated signage and reduction of car parking requirements (Amended plans for change to setback)
    11 Sheoak StreetPermit issued by a delegate of the RA
  • Use and development of the land for a residential village, removal of native vegetation and associated building and works
    7 STATION STREET EPSOM 3551Permit issued by a delegate of the RA
  • Buildings and works (extension to an existing factory) and removal of native vegetation (Amendment to permit for Condition 5)
    147 Howard StreetPermit issued by a delegate of the RA
  • Construction of an outbuilding (amended plans to allow for design change)
    1 Howe CourtPermit issued by a delegate of the RA

  • October 2020

  • 2 lot subdivision (boundary realignment)
    4 Market Garden CircuitPermit issued by a delegate of the RA

  • September 2020

  • Use and Development of Land for a Storage Yard, Removal of Vegetation and Erection of Fence
    310 Station StreetPermit issued by a delegate of the RA

  • August 2020

  • Use and development of land for service station, creation and alteration of access to a Road Zone and display of signs.
    213-219 Midland HighwayPermit issued by a delegate of the RA

  • July 2020

  • Construction of storage shed
    148-152 Midland HighwayPermit issued by a delegate of the RA
  • Extension to an existing building and relocation of shipping container
    332 Midland HighwayPermit issued by a delegate of the RA

Contributes to desirability score · Future Growth (7%)

Development and planning activity

Data sources & freshness

Roadworks & transport

3 active roadworks / incidents

  • Council Works activities occurring between 12/06/2026 and 29/01/2027 during the following times: Weekdays 9:30 AM to 3:00 PM, Weekends 7:00 AM to 5:00 PM. Impact to traffic will be lanes closed multiple directions. Altered speed limit during operation will be 40 and the traffic delay is expected to be 6 to 10 min.NAPIER STREET, TAYLOR STREET11 Jun 2026 – 28 Jan 2027
  • Council Works activities occurring between 12/06/2026 and 29/01/2027 during the following times: Weekdays 9:30 AM to 3:00 PM, Weekends 7:00 AM to 5:00 PM. Impact to traffic will be lanes closed multiple directions. Altered speed limit during operation will be 40 and the traffic delay is expected to be 6 to 10 min.MIDLAND HIGHWAY, HARRIEN COURT11 Jun 2026 – 28 Jan 2027
  • Council Works activities occurring between 12/06/2026 and 29/01/2027 during the following times: Weekdays 9:30 AM to 3:00 PM, Weekends 7:00 AM to 5:00 PM. Impact to traffic will be lanes closed multiple directions. Altered speed limit during operation will be 40 and the traffic delay is expected to be 6 to 10 min.TAYLOR STREET, MIDLAND HIGHWAY11 Jun 2026 – 28 Jan 2027

Data sources & freshness

  • Road incidents & closures — State road authority open-data feeds · current · Updated

Heritage

1 heritage place

  • BENDIGO POTTERYNH0674

Data sources & freshness

  • State heritage register — State heritage authority · current · Updated

Hazards

Bushfire planning zone
No overlay at centroid

Bushfire overlay checked at suburb centroid via Victorian Bushfire Management Overlay mapping.

Contributes to desirability score · Safety (18%)

Bushfire hazard overlays

Data sources & freshness

  • Hazard planning overlays — State government hazard layers · current · Updated

Politics & representation

Federal electorate
Bendigo
Member of Parliament
Lisa CHESTERS (Australian Labor Party)
Results from
2025 federal election
Electorate enrolment (2025)
120,088
Turnout (2025)
94.0%
Swing since 2022 (2025)
+51.4 pp toward Labor

Two-party preferred (2025)

Coalition 48.6%Labor 51.4%

Estimated suburb voting profile

Estimated from 8 nearby ordinary polling places (up to 5.6 km away).

Coalition 46.1%Labor 53.9%

2.5 percentage points more Labor-leaning than the electorate

Estimated swing since 2022: +53.9 pp toward Labor

Nearest polling places

  • EpsomLabor 54.0% · Coalition 46.0% TPP (2025)0.5 km away
  • White HillsLabor 50.9% · Coalition 49.1% TPP (2025)2.7 km away
  • White Hills SouthLabor 61.4% · Coalition 38.6% TPP (2025)4.2 km away
  • Eaglehawk EastLabor 55.6% · Coalition 44.4% TPP (2025)4.7 km away
  • HuntlyLabor 46.3% · Coalition 53.7% TPP (2025)4.8 km away

Federal electorate from AEC federal division boundaries (2025 redistribution). Division-level results are official AEC figures from the latest general election, with by-election updates where applicable. The estimated suburb profile blends up to eight nearest ordinary polling booths in the same electorate using inverse-distance weighting from the suburb centroid — an approximation, not official AEC data. Nearest polling places are shown for reference.

Data sources & freshness

Socio-economic

IRSAD decile (2021)
4/10
IRSD decile (2021)
4/10

ABS Socio-Economic Indexes for Areas (SEIFA), 2021 release — the latest available, derived from the 2021 Census. Deciles rank suburbs nationally from 1 (lowest) to 10 (highest).

What do IRSAD and IRSD measure?

IRSAD — Index of Relative Socio-economic Advantage and Disadvantage. Combines indicators of advantage (e.g. high income, skilled occupations) and disadvantage. Higher decile = more advantaged relative to other Australian areas.

IRSD — Index of Relative Socio-economic Disadvantage. Focuses on disadvantage only (e.g. low income, unemployment, limited education). Higher decile = less disadvantage nationally.

A new SEIFA edition typically follows each census; the ABS has not announced a release date beyond 2021.

Contributes to desirability score · Community (5%)

Socio-economic advantage (IRSAD decile)

Data sources & freshness

Compare with

Similar suburbs to weigh up side by side — scores, safety, schools, and lifestyle.

More in Greater Bendigo Council

Other suburbs in the same local government area.

Comparable suburbs

Similar population and socio-economic profile in other parts of Victoria.