Epsom vs Shepparton North
Property investment comparison - Epsom, VIC 3551 vs Shepparton North, VIC 3631
Head-to-head across core investment metrics: Epsom wins 3, Shepparton North wins 1. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Epsom | Shepparton North |
|---|---|---|
| Median house price | $680K | $680K |
| Median unit price | - | $690K |
| Gross rental yield (houses) | 4.45% | 4.70% |
| Gross rental yield (units) | 4.80% | 3.29% |
| 1-year house growth | +10.6% | +9.8%estimate |
| 3-year house growth | +12.0% | - |
| Vacancy rate | 2.2% | 3.1% |
| Population | 5,014 | 2,048 |
Epsom vs Shepparton North: what the numbers say
Houses cost about the same in both suburbs: the median house price is $680K in Epsom and $680K in Shepparton North.
On cash flow, Shepparton North leads: houses there return a gross rental yield of 4.70%, compared with 4.45% in Epsom, a gap of 0.25 percentage points.
Over the past year house prices moved +10.6% in Epsom and +9.8% in Shepparton North (an estimate), so recent momentum favours Epsom, although both suburbs recorded growth.
Rental vacancy is 2.2% in Epsom and 3.1% in Shepparton North, so landlords in Epsom face less competition for tenants.
Epsom is the bigger suburb, with a population of 5,014 against 2,048, roughly 2.4 times the size of Shepparton North; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Shepparton North for rental income, Epsom for recent price momentum, Epsom for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
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Shepparton North, VIC 3631
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