Coppice Row, Epping house prices are built from 100 sales lodged with HM Land Registry, the oldest in 1996 and the most recent on 18 Dec 2025. The median price paid across the whole record is £587,500. Across the 18 years from 2007 to 2025 the median moved +50.0% in cash — but once inflation is taken out, the change in 2026 money is -11.8%.
Median price paid
£587,500
Change in cash, 2007–2025
+50.0%
Change in real terms
-11.8%
HM Land Registry100 salesLatest sale 18 Dec 2025
Section 01
How Coppice Row, Epping prices moved
The chart tracks the median Coppice Row, Epping house price for every year with a recorded sale, from 1996 to 2025. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 2 | £129,000 | £286,441 |
| 2000s | 4 | £418,000 | £761,473 |
| 2020s | 2 | £990,000 | £1,011,522 |
The highest yearly median on record for Coppice Row, Epping is £1,175,000 in 2020; the lowest is £129,000 in 1996. Across the full 30-year record the cash median has moved from £129,000 to £990,000.
In 2026 money that first median is worth £279,831, so the real change over the whole record is +261.5% — about +4.53% 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: +50.0% in cash against -11.8% 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.
Section 02
The most recent sales
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.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| Ivy House | 18 Dec 2025 | Detached | £990,000 | £1,011,522 |
| 101 | 21 Jul 2025 | Detached | £1,280,000 | £1,307,826 |
| 99 | 11 Jul 2025 | Detached | £880,000 | £899,130 |
| Shannon | 20 Mar 2025 | Detached | £890,000 | £909,348 |
| 79 | 13 Feb 2025 | Detached | £995,000 | £1,016,630 |
| Pinch Brick Cottage | 23 Aug 2024 | Semi-detached | £525,000 | £552,425 |
| 4 College Place | 21 Nov 2023 | Semi-detached | £950,000 | £1,026,437 |
| The Roses | 9 Jan 2023 | Semi-detached | £836,500 | £903,805 |
| 79 | 8 Nov 2022 | Detached | £950,000 | £1,100,657 |
| Foxwood | 8 Aug 2022 | Semi-detached | £910,000 | £1,054,314 |
| 53 | 13 May 2022 | Semi-detached | £815,000 | £944,248 |
| Wain | 28 Apr 2022 | Detached | £815,000 | £944,248 |
| Elm Croft | 27 Sep 2021 | Semi-detached | £753,000 | £951,371 |
| 91 | 29 Jun 2021 | Detached | £1,100,000 | £1,389,785 |
| 101 | 25 Jun 2021 | Detached | £930,000 | £1,175,000 |
| Sorrell House | 5 Mar 2021 | Detached | £1,035,000 | £1,307,661 |
| Ivy Cottage | 24 Nov 2020 | Detached | £1,175,000 | £1,521,350 |
| 97 | 19 Nov 2020 | Detached | £925,000 | £1,197,658 |
| Coppice Lodge | 23 Oct 2020 | Detached | £1,800,000 | £2,330,579 |
| The Old School House | 28 Feb 2020 | Semi-detached | £1,162,500 | £1,505,165 |
| Beulah House | 21 Jan 2020 | Detached | £1,775,000 | £2,298,209 |
| Redholm | 13 Sep 2019 | Semi-detached | £725,000 | £948,284 |
| Preceptors House | 19 Aug 2019 | Semi-detached | £1,155,000 | £1,510,714 |
| 47 | 4 Jul 2019 | Terraced | £755,000 | £987,523 |
| Theydon Willows | 22 Nov 2018 | Detached | £2,000,000 | £2,665,406 |
Section 03
Homes that sold twice
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 Coppice Row, Epping values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| IVY HOUSE Coppice Row | £100,000 (2006) | £990,000 (2025) | +12.8% | +9.6% |
| 101 Coppice Row | £515,000 (2011) | £1,280,000 (2025) | +6.7% | +3.7% |
| 79 Coppice Row | £280,000 (1997) | £995,000 (2025) | +4.6% | +1.9% |
| PINCH BRICK COTTAGE Coppice Row | £98,000 (1996) | £525,000 (2024) | +6.2% | +3.5% |
| FOXWOOD Coppice Row | £183,000 (1995) | £910,000 (2022) | +6.1% | +3.6% |
| 53 Coppice Row | £386,000 (2006) | £815,000 (2022) | +4.8% | +2.0% |
| WAIN Coppice Row | £500,000 (2016) | £815,000 (2022) | +8.5% | +5.2% |
| 91 Coppice Row | £365,000 (1999) | £1,100,000 (2021) | +5.1% | +2.9% |
| IVY COTTAGE Coppice Row | £440,000 (2005) | £1,175,000 (2020) | +6.8% | +4.4% |
| 97 Coppice Row | £414,000 (2004) | £925,000 (2020) | +5.2% | +2.8% |
| COPPICE LODGE Coppice Row | £1,250,000 (2009) | £1,800,000 (2020) | +3.4% | +1.2% |
| THE OLD SCHOOL HOUSE Coppice Row | £351,500 (2000) | £1,162,500 (2020) | +6.2% | +3.9% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Coppice Row, Epping is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Detached | 58 | 58.0% | £824,000 | £100,000 – £2,100,000 |
| Semi-detached | 33 | 33.0% | £386,000 | £50,000 – £1,162,500 |
| Flat or maisonette | 5 | 5.0% | £82,995 | £56,000 – £225,000 |
| Terraced | 4 | 4.0% | £420,000 | £295,000 – £755,000 |
Section 06
Ownership and new build in Coppice Row, Epping
5 of the sales on record are leasehold and 95 freehold — 5.0% 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 £82,995 and the median freehold sale £615,000 — a gap of +641.0%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 5 | 5.0% | £82,995 |
| Freehold | 95 | 95.0% | £615,000 |
| New build | 4 | 4.0% | £430,000 |
| Existing home | 96 | 96.0% | £587,500 |
New builds sold for less than the median existing home — -26.8%. 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 4 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.
Section 07
Living in Coppice Row, Epping
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.
| Energy band | Certificates | Share |
|---|---|---|
| A | 144 | 0.3% |
| B | 5,426 | 9.5% |
| C | 18,326 | 32.1% |
| D | 21,874 | 38.3% |
| E | 8,666 | 15.2% |
| F | 2,110 | 3.7% |
| G | 514 | 0.9% |
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 £587,500 here, that rent is a gross yield of 3.76% 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.
Section 08
The neighbourhood around Coppice Row, Epping
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.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Epping St John's Church of England School | Secondary | Academy sponsor led | 1,036 |
| Epping Primary School | Primary | Community school | 418 |
| St Andrew's CofE Primary School | Primary | Voluntary aided school | 356 |
| Ivy Chimneys Primary School | Primary | Academy converter | 338 |
| Theydon Bois Primary School | Primary | Academy converter | 319 |
| Coopersale and Theydon Garnon Church of England Voluntary Controlled Primary School | Primary | Voluntary controlled school | 208 |
| Epping Upland CofE Primary School | Primary | Academy converter | 199 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Epping Underground Station | Metro or underground | 0.9 km |
| Epping Underground Station | Metro or underground | 0.9 km |
| Theydon Bois Underground Station | Metro or underground | 3.4 km |
| Theydon Bois Underground Station | Metro or underground | 3.4 km |
Section 09
How Coppice Row, Epping compares
The median across the whole archive is £157,500. Coppice Row, Epping sits above that national figure — +273.0%.
Within Epping the street ranks 30 of 242 by median price, and its median is above the town figure of £305,000 (+92.6%).
No EPC floor areas could be matched to these sales, so no price per square metre is published here. An estimate would be a guess, and the archive does not publish guesses.
The full range on record runs from £50,000 to £2,100,000. 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.
Coppice Row, 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.
Section 10
Nearby on the record
Streets nearby
- Woodland Grove£105,000 median
- High Road£320,000 median
- Bower Hill£327,000 median
- Hemnall Street£295,000 median
- Theydon Grove£477,500 median
- St Johns Road£299,999 median
- Lindsey Street£330,000 median
- Allnutts Road£250,000 median
- High Street£315,000 median
- Forest Drive£290,000 median
- Tower Road£377,500 median
- Charles Street£237,000 median
- Hampden Close£140,000 median
- Blenheim Square£275,000 median
- Tempest Mead£395,500 median
- Queens Road£235,000 median
Addresses with more than one recorded sale
- IVY COTTAGE Coppice Row4 sales
- IVY HOUSE Coppice Row3 sales
- 101 Coppice Row3 sales
- 79 Coppice Row3 sales
- PINCH BRICK COTTAGE Coppice Row3 sales
- 53 Coppice Row3 sales
- 91 Coppice Row3 sales
- REDHOLM Coppice Row3 sales
- 47 Coppice Row3 sales
- WEST LODGE Coppice Row3 sales
- 123 Coppice Row3 sales
- GAUNT COTTAGE Coppice Row3 sales
- CAMAROTH Coppice Row3 sales
- SADDLERS HOUSE Coppice Row3 sales
- FOXWOOD Coppice Row2 sales
- WAIN Coppice Row2 sales
- 97 Coppice Row2 sales
- COPPICE LODGE Coppice Row2 sales
- THE OLD SCHOOL HOUSE Coppice Row2 sales
- BEULAH HOUSE Coppice Row2 sales
- DENE COTTAGE Coppice Row2 sales
- THEYDON LODGE Coppice Row2 sales
- 43 Coppice Row2 sales
- FOREST GLEN Coppice Row2 sales
Back to Epping house prices.
Quick answers
Common questions about this data
What is the average house price in Coppice Row, Epping?
The median price paid in Coppice Row, Epping across every sale on the register is £587,500. 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 Coppice Row, Epping?
100 sales are on record for Coppice Row, Epping, the most recent completing on 18 Dec 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Coppice Row, Epping house prices actually risen?
In cash, the median rose +50.0% between 2007 and 2025. In 2026 money — that is, after inflation — the change is -11.8%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Coppice Row, Epping house prices at their highest?
The highest yearly median on record is £1,175,000, set in 2020. 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 Coppice Row, Epping?
No EPC floor areas could be matched to these sales, so no price per square metre is published for this area. Nothing is estimated to fill the gap.
How current is this data?
The latest sale shown here completed on 18 Dec 2025. 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, “Coppice Row, 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.