Lewisham vs North Epping
Property investment comparison - Lewisham, NSW 2049 vs North Epping, NSW 2121
Head-to-head across core investment metrics: Lewisham wins 4, North Epping wins 0. 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 | Lewisham | North Epping |
|---|---|---|
| Median house price | $2.4M | $2.4M |
| Median unit price | $820K | - |
| Gross rental yield (houses) | - | 2.24% |
| Gross rental yield (units) | 4.59% | 2.81% |
| 1-year house growth | +8.0% | -4.1%estimate |
| 3-year house growth | +17.4% | - |
| Vacancy rate | 1.9% | 2.8% |
| Population | 4,060 | 4,657 |
Lewisham vs North Epping: what the numbers say
The median house price is $2.4M in Lewisham and $2.4M in North Epping, so Lewisham is the cheaper entry point.
Over the past year house prices moved +8.0% in Lewisham and -4.1% in North Epping (an estimate), so recent momentum favours Lewisham, while North Epping went backwards.
Rental vacancy is 1.9% in Lewisham and 2.8% in North Epping, so landlords in Lewisham face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
North Epping is the bigger suburb, with a population of 4,657 against 4,060, larger than Lewisham; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Lewisham for a lower purchase price, Lewisham for recent price momentum, Lewisham for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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