What suburb is postcode 2121?

Epping is the primary suburb with postcode 2121 in New South Wales. In some cases multiple suburbs share the same postcode — Epping is the main locality.

Which local government area is Epping in?

Epping (2121) is located in the Parramatta local government area in New South Wales.

What data does Stickybeak show for Epping?

Stickybeak shows 16 data cards for Epping (2121) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).

Is Epping flood prone?

Flood risk varies street by street in Epping. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.

What are the best schools near Epping?

The Schools card on this page lists primary and secondary schools within the catchment area for Epping (2121), including their NAPLAN performance data and distance from the suburb centre.

Is Epping (2121) eligible for the First Home Buyer scheme?

The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Epping (2121). Eligibility depends on the purchase price and your individual circumstances.

How is Epping changing?

The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Epping (2121) using data from NSW Planning, the ATO, and the ABS.

Epping 2121 suburb insights

Thinking about buying in Epping (2121)? This page consolidates 16 data cards from NSW government, the ABS, and Transport for NSW to help you build a complete picture of what ownership and life in the Parramatta suburb actually looks like. The analysis covers affordability signals — median sale prices, rental yield, and first home buyer eligibility — alongside lifestyle indicators including school catchments and walkability, risk factors such as flood and bushfire exposure, and suburb-change metrics covering the development pipeline and price trajectory. Jump between the four sections using the sticky navigation above, or scroll through the full analysis below.

Last refreshed May 2026 (most cards). Per-card sources show exact dates.

All data has limits. See our data caveats.

Can I afford Epping?

Serviceability check

What would a typical mortgage look like in Epping? Based on the suburb median of $800,000 (units) and the local median household income.

Monthly repayment

$3,949/mo

6.3% variable · Apr 2026

Repayment-to-income

40.6%

Tight

Loan assumptions

$640,000 loan

20% deposit ($160,000)

30-year P&I

Repayments here would take 41% of the typical local household's gross income. Possible, but tight.

Repayment burden vs Sydney median income

Epping40.6%

Sydney median income44.0%

30% stress line

Assumes a 20% deposit and a 30-year P&I owner-occupier loan at the current Sydney variable rate. Your actual rate, deposit, and income will differ.

Sources: RBA Table F6 (rate), ABS Census 2021 G02 (income), suburb median sale.

Can I afford Epping?

Rental market in Epping

Median weekly rent from lodged bonds. Sep 2025. Based on 177 new bond lodgements this quarter.

Rents here are at the higher end for Sydney. Higher holding costs for investors; higher savings pressure for renters.

Median weekly rent · Unit · 2 bed

$780per week

Sep 2025 · 177 bonds lodged

Quarterly trend · last 12 quarters

Nearby suburbs · same combination

Eastwood2122

$650▼$130

1.6 km away

Carlingford2118

$700▼$80

3.3 km away

Meadowbank2114

$700▼$80

4.3 km away

Dundas2117

$600▼$180

4.9 km away

NSW DCJ Rental Bond Board · Sep 2025 · CC BY. Cells with 10 or fewer bond lodgements are suppressed; cells with 30 or fewer have the bond count suppressed but rent published. Figures are transacted rents, not asking rents.

Source: ABS Census 2021, Postal Areas (CC BY 4.0).

Any dealbreakers?

Air quality in Epping

GoodAQI · NSW DCCEEW

04:10 AEST

Macquarie Park station · 3.4 km from centroid

12-month median: AQI 26 · Good

Air quality is generally safe for outdoor activity.

Pollutants

nearest station

PM2.5i

4.0µg/m³

24-hr avg

PM10i

15.2µg/m³

24-hr avg

NO₂i

0.9pphm

1hr reading

AQI · last 12 months · daily mean

Macquarie Park station · 365 daily points

Source: NSW DCCEEW Air Quality API (CC BY 4.0). Historical data updated weekly; live readings cached 60 minutes.

View dealbreakers as a standalone report →

DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2121

What’s in the pipeline

NSW Planning Portal feed paused at the source for postcode 2121. Expected back by Q3 2026.

How might Epping change?

Investor activity in Epping

2121 · ATO Taxation Statistics · ~18-month lag

Source: ATO Taxation Statistics (CC BY 2.5 AU).

What to do next

Three steps to move from research to action.

Get pre-approved

Know your budget before you inspect. A pre-approval letter strengthens your offer.

Read our guides

Set a listings alert

See new listings in Epping under the median ($800,000).

Search on Domain

Join the contract-review waitlist

Have your Section 66W reviewed before you sign.

Join the waitlist

Track Epping.

Get one email when Epping's prices, FHB eligibility, or strata health change. No newsletter, no upsell, unsubscribe with one click.

Compare Epping with another suburb

Also in Parramatta

Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Parramatta postcodes, or explore the full Parramatta suburb index.

Carlingford 2118 Dundas 2117 Ermington 2115 Harris Park 2150

Other West & Hills suburbs

Baulkham Hills 2153 Castle Hill 2154 Meadowbank 2114 Parramatta 2150 Ryde 2112 Westmead 2145

Frequently asked questions

What suburb is postcode 2121?: Epping is the primary suburb with postcode 2121 in New South Wales. In some cases multiple suburbs share the same postcode — Epping is the main locality.
Which local government area is Epping in?: Epping (2121) is located in the Parramatta local government area in New South Wales.
What data does Stickybeak show for Epping?: Stickybeak shows 16 data cards for Epping (2121) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).
Is Epping flood prone?: Flood risk varies street by street in Epping. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.
What are the best schools near Epping?: The Schools card on this page lists primary and secondary schools within the catchment area for Epping (2121), including their NAPLAN performance data and distance from the suburb centre.
Is Epping (2121) eligible for the First Home Buyer scheme?: The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Epping (2121). Eligibility depends on the purchase price and your individual circumstances.
How is Epping changing?: The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Epping (2121) using data from NSW Planning, the ATO, and the ABS.

Explore Epping in depth

Dig deeper into specific topics for Epping 2121: see flood risk, schools, walkability, and rental market as standalone pages. Or browse the full Parramatta suburb index to compare nearby options.