Epping house prices

Epping house prices are built from 12,918 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 26 Jun 2026. The median price paid across the whole record is £305,000. Across the 10 years from 2016 to 2026 the median moved +13.2% in cash — but once inflation is taken out, the change in 2026 money is -18.9%.

HM Land Registry12,918 sales1,616 with floor areaLatest sale 26 Jun 2026

The chart tracks the median Epping house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.

The highest yearly median on record for Epping is £600,000 in 2022; the lowest is £86,450 in 1995. Across the full 32-year record the cash median has moved from £86,450 to £530,000.

In 2026 money that first median is worth £191,960, so the real change over the whole record is +176.1% — about +3.33% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.

Over the last decade alone the difference is stark: +13.2% in cash against -18.9% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.

Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.

These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to Epping values — no mix of property types can flatter the number.

The mix of property types explains a large part of any area's median. Epping is dominated by the type at the top of this table, so its overall median leans that way.

Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 2,385 certificates cover Epping, and their median floor area is 83 m².

The median across the whole register is 76 m², so homes here are larger than average — +9.2%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.

2,718 of the sales on record are leasehold and 10,200 freehold — 21.0% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.

The median leasehold sale is £190,000 and the median freehold sale £350,000 — a gap of +84.2%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.

New builds sold for less than the median existing home — -5.7%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.

A further 461 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.

Every certificate carries an energy efficiency band as well as a floor area. Across Epping Forest, 41.9% of 57,060 certificates sit in bands A to C, and 4.6% in F or G — the bands that cost the most to heat and are hardest to mortgage.

The Office for National Statistics puts the mean private rent in Epping Forest at £1,843 a month as of Jun 2026 — £1,229 for a one-bedroom home and £1,939 for three bedrooms.

Against the median sale of £305,000 here, that rent is a gross yield of 7.25% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.

Police forces publish every recorded street-level crime. Within a mile of the centre of CM16, 111 crimes were recorded in Jun 2026: 31 violent, 2 burglary, 13 vehicle-related and 15 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 1.5 times quieter.

Against the 134,980 residents the 2021 census counted in Epping Forest, that is 0.82 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.

A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.

The 2021 census counted 134,980 residents in Epping Forest across 54,559 households. 70.3% of those households own their home and 29.6% rent — a split the sold record cannot show, because only owners appear in it.

7 state and independent schools have a CM16 postcode: 6 primary, 1 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.

The median across the whole archive is £157,500. Epping sits above that national figure — +93.7%.

Where an EPC floor area could be matched to the sale, the median works out at £3,750 per square metre, across 1,616 of the 12,918 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.

The full range on record runs from £10,000 to £5,500,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.

Epping sits in Epping Forest, in the East of England.

The Office for National Statistics puts the median home in Epping Forest at 12.4 times median local earnings of £41,452 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.

Streets in Epping

• Woodland Grove542 sales
• High Road352 sales
• Bower Hill263 sales
• Hemnall Street263 sales
• Theydon Grove227 sales
• St Johns Road217 sales
• Lindsey Street187 sales
• Allnutts Road172 sales
• High Street171 sales
• Forest Drive169 sales
• Tower Road160 sales
• Charles Street159 sales
• Hampden Close154 sales
• Blenheim Square147 sales
• Tempest Mead146 sales
• Queens Road143 sales
• Garnon Mead142 sales
• Theydon Park Road139 sales
• Thornhill139 sales
• Buckingham Road132 sales
• Wellington Road130 sales
• York Road128 sales
• Addison Court124 sales
• Dukes Avenue124 sales
• Station Road121 sales
• Beamish Close120 sales
• Centre Drive120 sales
• Cedar Court116 sales
• Crows Road116 sales
• Sunnyside Road111 sales
• Woburn Avenue108 sales
• The Orchards105 sales
• Coopersale Common104 sales
• Beaufort Close103 sales
• Kendal Avenue101 sales
• Coppice Row100 sales
• Ivy Chimneys99 sales
• Blackacre Road97 sales
• Weald Bridge Road96 sales
• Albany Court92 sales
• Hartland Road92 sales
• Kings Wood Park90 sales
• Highfield Green88 sales
• Beaconfield Road87 sales
• Stonards Hill85 sales
• Higham View84 sales
• Morgan Crescent84 sales
• Slade End83 sales
• Fairfield Road82 sales
• Woodland Way81 sales
• Bell Common80 sales
• Parklands80 sales
• Station Approach80 sales
• Piercing Hill79 sales
• Green Close76 sales
• Rayfield76 sales
• The Magpies74 sales
• Chapel Road73 sales
• Shaftesbury Road72 sales
• James Street71 sales

Postcode districts covering Epping

• CM16£305,000 median

What is the average house price in Epping?

The median price paid in Epping across every sale on the register is £305,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.

How many homes have sold in Epping?

12,918 sales are on record for Epping, the most recent completing on 26 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.

Have Epping house prices actually risen?

In cash, the median rose +13.2% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -18.9%. Both numbers are true; only the second one tells you whether buying here preserved value.

When were Epping house prices at their highest?

The highest yearly median on record is £600,000, set in 2022. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.

What is the price per square metre in Epping?

£3,750 per square metre, from the 1,616 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.

How current is this data?

The latest sale shown here completed on 26 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.

Cite this page: Sold Price History, “Epping house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.