Shepparton, VIC 3630

Has a nice vibe over the weekends as lots of people are out and being active.

Starting to get a little hard to buy a house as I been trying for a few months now but just getting out bid each time so really need to get something fast before other people start to catch on.

My family and I have spent extended periods across Victoria's regional centers. Some visits just weekends, others spanning multiple weeks so we can see a location beyond what visiters would see, and in Shepparton's case, multiple months where we genuinely felt like locals rather than visitors. This extended exposure has given us a unique perspective comparing metro living (where we're based for the moment) with regional lifestyle options, and I can confidently say Shepparton ranks among our favorites.

# From Regional Town to Satellite City

Ask me about Shepparton ten years ago and I would've called it a "steady growing regional town."
In 2026, that description feels fundamentally inadequate. Even irresponsible!

Shepparton is standing firmly on its own two feet and is involving into what I'd classify as a satellite regional city. It possesses all the economic metrics and foundational elements for sustained long-term growth, and I believe it will outpace most other regional Victorian centers over the next 10-30 years for a balance of livibility and housing performance.

# The Real Demographic Story (Look Beyond the Statistics)

Here's something surprising, demographic data shows a median age around 35-45, which can read like an aging population on paper. The reality on the ground tells a completely different story. What's actually happening is a tale of two populations. Young families and professionals in their mid-20s either starting out or relocating for job opportunities, and retirees whose properties eventually transition to the next generation of young buyers. That middle 35-45 age bracket? It's actually quite thin in Shepparton considering.

Walk around Shep and you'll predominantly see young couples getting married, buying their first homes, or professionals fresh out of university settling in for healthcare and professional service roles. This isn't people arriving unemployed and hoping... they're relocating WITH jobs already secured, particularly in the booming healthcare sector.

# Employment & Economic Strength

Shepparton's unemployment sits around 2.8% as of the start of 2026, one of the lowest in Victoria and Australia in general. This matters enormously because you don't see the economic stress visible in comparable areas. People aren't just surviving here...they're thriving. You see discretionary spending everywhere. Families going on holidays, buying caravans and boats, investing in lifestyle (why they need boats in Shep i have no idea??). These aren't just anecdotal observations, the affordability index shows significantly less mortgage stress compared to metro areas.

The job market is remarkably strong and diversified. Unlike mining towns or single-industry centers, Shepparton balances agriculture, tourism, healthcare (the standout sector), professional services, and construction. Doctors, lawyers, accountants, engineers, teachers, project managers, nurses, allied health professionals, the professional services sector is becoming mainstream here, creating meaningful full-time employment opportunities.

# Healthcare Hub Excellence

The hospital deserves special mention as quite honestly one of the better regional hospitals in Victoria sue to the recent funding. This isn't just good for emergencies, it's the economic engine driving professional migration to the area and ensuring sustained job growth in one of Australia's most stable employment sectors.

# Lifestyle & Community

The sporting culture here is super suprising and, for me personally, non-negotiable for any place I'd consider living.
Sport builds community, especially for youth. Unlike other regional areas where you'll find maybe one sport (usually AFL country league footy), Shepparton offers organised tennis, soccer, multiple football codes, Cricket, golf, swimming, hockey, athletics, netball. The council continues investing heavily in sporting facilities and recreational infrastructure.

This sporting diversity contributes to something else remarkable... genuine multiculturalism. You'll find a healthy, vibrant mix of European, Anglo-Saxon, and Asian populations... cultural richness you simply don't encounter in most regional areas.

# CBD Character & Amenities

The cbd center has interesting character. Rather than the typical Australian regional one long strip format, Shepparton's CBD is laid out like 2-3 square blocks. You can walk around it, and each street within that square offers something different. It creates a pleasant, human-scaled urban experience with genuine character. You can also start seeing building being constructed higher up in the sky so they are building up.

Retail surprised us. Beyond your standard supermarkets and essential services, there's a fashion and clothing retail presence you'd expect in larger centers, possibly influenced by the Eastern European community. National brands are arriving too.... cinema, family activity centers, recognisable chains that make the region feel connected to broader Australia rather than isolated in "regional Victoria."

Parks and green spaces are decent, which is good for young families and active lifestyles. You see people walking, jogging... basically moving.

# The Housing Market Reality (Critical to Understand)

Here's where you need to pay attention... Shepparton doesn't have ONE housing market, it has two, possibly three distinct sub-markets.

Approximately one-fourth of Shepparton's housing stock sits near public housing areas and/or in flood-prone zones. These properties will likely stagnate in value while flood mitigation infrastructure is completed. The other areas with more affluent populations in almost in all the non-flood zones, and are positioned to double or potentially triple over the next decade.

IMPORTANT: Do not assess Shepparton by its median house price alone! You must understand which sub-market you're evaluating. People make the mistake of seeing 480k as the median price, but when you remove the flood zone areas, the median jumps in the 550k range.

The positive news? State government and local council are actively investing in flood mitigation infrastructure to redirect water away from populated zones.
When (not if) this completes, that currently undervalued one-fourth of the market will likely boom due to the price in that area being suppressed. But I wouldn't recommend buying those areas right now purely on speculation - the timeline is uncertain.

# What Could Be Better

Building and renovation costs are higher than ideal, though this reflects broader policy issues rather than Shepparton-specific problems.

While national brands are emerging, I'd love to see this accelerate further. More mainstream retailers and businesses would help Shepparton feel even more like the standalone city it's becoming.

Like many regional centers, Shepparton can occasionally feel separate from "Victoria" conversations, which tend to focus overwhelmingly on Melbourne. As the city continues growing, I believe this perception shifts.

Aim to grow roots in an area when the perception is starting to shift because when it does shift, it happens all of a sudden and within a few months. And by then its too late to buy a family home that is affordable for the average Victorian.

Parking does kinda suk in the CBD area, a little annoying, but I can see them starting to build more buildings just specifically for parking (eg Wilsons Parking etc etc).

# Bottom Line

Shepparton has fundamentally transformed from regional town to emerging satellite city. For young families, healthcare professionals, or anyone seeking affordable entry into a location with genuine long-term growth fundamentals, strong employment, excellent lifestyle amenities, and vibrant community culture... Shepparton delivers.

We keep returning not just because it's pleasant, but because it genuinely feels like a place with a future, and I like going places where I dont feel like i'm a tourist, but like im a local.
The economic foundations are solid, the community is welcoming and diverse, and the infrastructure investment trajectory points clearly upward.

Would i recommend Shepparton? Absolutely! Particularly for young professionals with families, healthcare workers, or anyone prioritising lifestyle quality, sporting culture, and economic opportunity over proximity to Melbourne.

Just do your homework on which sub-market you're buying into, and you'll understand why we believe Shepparton will outpace most regional Victorian centers over the coming decades.

Lived here for 4 years. Overall, not a great experience.
If there are opportunities for work and education elsewhere, take it.

Pros:
Shepparton lake is probably the best attraction this place has to offer. Great to walk around and to get some exercise.
Telstra tower has a good view but loses it's appeal after a few visits.
Fryers St and Maude St mall has everything you might need.

Cons:
Crime rates. Hoons come out at night on the main streets. They frequent the north Maccas carpark.
Drug users loiter around Coles bus stops and walk around late at night.
Super-flat terrain makes for boring drives. Closest hill is probably Mount Major, 34kms away.
Car accident rates are sky high with blind intersections and unsafe driving. Often fatalities.
Less variety of high schools with the creation of the super school. I've heard only bad things about it.
(kids getting lost in the system as well as teachers being abused)
Useless council with unneccessary and wreckless spending on tourism. They're capitalising on their cow art which people
outside the GV think is strange and weird. SAM museum was a total waste of money. (You will get mixed reviews on the SAM museum)
Roads always have potholes and takes council ages to fix them.
The noise generated from massive trucks going through High St is a big issue with the Shepparton Bypass STILL waiting to be constructed.
Paid parking.

Like most rural towns, there is good in bad in everything. Good old Shepp seems to get a bad name but over the past few years I have watched the area grow and expand, becoming the rural hub it once used to be. With plenty of upgrades going on around the area it will amazing to see people come back. With amazing local restaurants, great shopping areas as well as some very friendly faces as well as wonderful multicultural community, I look forward to seeing this town BOOM in the next few years!

I keep seeing Olympic Avenue as a Con in this forum. Olympic Ave had a bad reputation in the 70's.
Unfortunately for the surrounding areas, it's suck like 'sh*t' to a blanket.
Most of the old run-down public housing has been removed and replaced with new private homes.
We lived very near to Olympic Ave for 3 years. No problem.

Living in Shepparton for for 8 years. And all I got out of it was living under loneliness isolation. 30 years old no wife no kids and not much benefit of friends and relationships. I started going to church because I was so lonely and lost 2 close friends. Then I started joining park run. Having not found any close friends out of a running event and club. Shepparton 's promotion is with family with kids. If you don't have any of that in your life. You can try Shepparton dating online. In witch it takes you to a car mechanic under dating no joke. Lost in limbo for Shepparton health crisis. Not recommended for living alone. With no one to say hello or do anything with. The Minister for loneliness should look into Shepparton health and population.

Pretty nice place. I'm not sure why there are so many negative reviews. It is more multi cultural to what it used to be but everyone is very nice. It's still an Aussie town. Pubs are nice and the locals are always up for a chat. Just stay away from the Public housing area and you'll be fine.

Drugs, douchbags and crime. Boring too.

A lot of bogans. I drove past one day, had an old lady say something to me and pulling faces at me as I drove past, and it looks kind of nobody cares. I had a real estate say that they were growing marihuana in one of the house..... looks like around northumberland in the south of shepp.

Just wondering, I don't know if I'm making a big mistake, but I was thinking of buying a house as an investment in SHepparton, which happens to run off Olympic Avenue..... And i'm concerned after coming here, as I read some reviews already, with several putting Olympic Avenue as a Con, so it sounds like a bad area, but I don't know what's so bad about it.

Also, concerned with low resale value of house as compared with geelong or ballarat, ararat or even the small town of warracknabeal, as if the value is going to be so slow in shepp, I might as well get a cheaper house in warracknabeal where everything is cheaper,,,, but yeah less shops and slow house capital growth, but at least the loan is a lot lower than shepparton houses as well.

The newer places look better and safer, like Kialla or further north of shepp, where new houses are being built.

I love shepp

Dislikes:


* Slow real estate... As someone had mentioned earlier, you will be waiting approximately 10 years to gain some money back.
* Gangs (bikies, etc)
* Drugs. Although they are pretty much everywhere, I don't think it is very good for a small town to have as many drug users as it does.
* Job opportunities are scarce.

Likes:

* The GV Hotel seems to be one of the more popular 'nightclubs'.
* The lake has been filled once again and the extra changes, such as the walking tracks and jetty, make it a lovely icon of Shepparton.
* Kialla and the new estates are the places to live. Kialla has a lovely community vibe.
* There is a variety of different cultures.

If you stay away from the more rough areas and people, Shepparton can be a nice place to live. Although I do think that there needs to be more action from the police.

CONS
Its an unsafe place full of bogans and hoons (just the other night a driver stopped to do donuts as my husband called them in front of our house which happens regularly) and a rise in criminal activity. An old and out of touch useless council who think Cows are art and removing all traces of heritage buildings is great for tourism, and poorly resealing the same roads several times a year is money well spent. Dont expect to make money off real estate here unless your thinking long term. The mall in the centre of town is in terrible shape with lots of vacant shops and school drop outs hanging around, short parking limits ruins the already average shopping. Nightclubs aren't too bad but expect to see some drug and alcohol fueled violence, and dont walk home alone!
PROS
Having said that there are some ups, North Sheppartons new estates near the Shepp Golf club and Kialla is the more desired place to live especially for families with rivers, parks, lakes and scenic walking tracks all only minutes from the CBD.
The Lake on the main strip is now very beautiful.
There are two shopping centers also only minutes from the CBD provide average shopping but has unlimited parking with one offering shade sail style undercover parking. Plenty of Hair & beauty shops all over town and with the influx of immigrants Shepparton now has some great little multicultural shops around offering Halal meat and products which years ago would have had to be sourced from Melbourne.
We also have some great little restaurants around the area

I had the misfortune to live in Shepp for a year and couldn't wait to escape. It is (with the exception of Perth Western Australia) the unfriendliest place I have ever had the misfortune to live in. Unless you have lived in this joint for a millennium or have squads of relatives in the place no-one wants to be friendly. Also DONT buy any real estate as I did unless you are prepared to hold on to it for at least 10 years as that is how long it will take you to make any money back on it as Shepp has a really strange 10 year price cycle. Hated the place, it smells of cow dung.

I am not sure how a few of the previous reviews were formed. In any large country town, city or small village there can be troubelmakers or bad experiences people have, especially visitors. This should not reflect the whole comunity or destination in general. In my experience Shepparton is a great large country town. It (like most places) does have a few drawbacks but it is far outweighed by the good ones. It is reasonably cheap real estate, good schooling, 2 x Private Schools (not 1), a multitude of shops and shopping centres. Some very good areas and some not so good in respect to living. I agree the council needs to stop removing any remaining hisorical significance to the place but overall it is a respectable place to live. If you walk the streets at night of course you will see the bogans and red necks (as you do most places) just steer clear (like most normal people do).

I would have no hesitation moving back to Shepparton if an oportunity existed for me too.
Not sure about all the cows?
I love the new lake development, it looks awesome.

After living in Shepparton for several years before moving on to another country town I can't say I miss it. On the plus side it does have some nice new housing developments, particularly near the Boulevard area, which encompasses walking tracks along the river/bush. Also, near the township of Kialla, which is the standout of the region with Kialla Lakes, Kialla Green and Seven Creeks being very popular for couples, families and retirees. However, the remainder of Shepparton's housing is quite undesirable, particularly since the local council prefers to tear down beautiful old historic homes and trees in favor of paid parking areas and boxy units.
In terms of shopping, the mall shopping strip has been relatively unchanged over the past two decades with people preferring to go to the 'Market Place' on the outskirts of town for shops including Big W, Safeway, chemists etc. This convenient all-in-one shopping location is great as it has free parking and a busy atmosphere. Unfortunately, since it's inception it has led to the relatively low commercial shopping growth in central Shepparton and the deterioration of smaller plaza locales, such as the K mart area located on the other side of town.
Shepparton has always been a migrant hub with a mixture of different cultures living within it. Over the past ten years this has increased with many new people choosing to settle in the region, particularly from Africa and the Middle East. Unfortunately, except for some small specialised supermarkets and deli's no new restaurants have been created. Hopefully, this will change in the future as this new group of people becomes a larger part of the community. Overall the main restaurants tend to be local pubs, Chinese, Thai, Taco Bill and of course take away joints such as KFC and McDonalds.
Schools in the area are mainly public, but a couple of private ones, notably Goulburn Valley Grammar exist. For higher education purposes a newly revamped La Trobe university is in the CBD area.
Overall, Shepparton caters well for the basics, but does little in terms of art, culture, entertainment, night life, restaurants, shopping, and higher education. Unless you have friends and family in the area this is not a place that will excite you.

Gangs, Fights and Crime are some of the aspects of Shepparton. If you're prepared to live in a city with high crime rates then welcome to Shepp. The shopping isn't great, it could do with a big complex with all popular shops in one place, at the moment it's scattered and impossible to have a peacefuls days shopping when you worrying about good old mr parking inspector whacking you with a fine. Night life is average, the only decent place to go out is to the GV. Steer clear of Olympic Avenue and Northumberland Crescent areas, they seem to be the unsafe areas.

I grew up in Shepparton, and after living in several different places in Victoria and NSW I have come back because it's so great. Theres fantastic shopping, cinemas, golf courses and sporting facilities, a wide range of schools, and great healthcare facilities with Goulburn Valley Health and Shepparton Private Hospital. Located alongside the Goulburn River there are great areas close by for fishing, camping and water sports. I highly recommend Shepparton as a friendly and safe town to live in for people of all ages.

When I visited Shepparton, I was with some very keen golfers who were kept entertained all weekend on the area's golf courses. However, there was plenty to keep me entertained while the hit the greens. First of all I visited the art gallery, which was quite fascinating and then I visited Seven Creeks Chocolate Shop - yum! Shepparton also has heaps of local produce including cheese made at Locheilan Farmhouse Cheese. If you have kids, there's plenty to do with a water park and skate park.