Higham View, Epping house prices are built from 84 sales lodged with HM Land Registry, the oldest in 1999 and the most recent on 28 Jan 2026. The median price paid across the whole record is £293,985. Across the 20 years from 2001 to 2021 the median moved +165.9% in cash — but once inflation is taken out, the change in 2026 money is +71.3%.
Median price paid
£293,985
Change in cash, 2001–2021
+165.9%
Change in real terms
+71.3%
HM Land Registry84 salesLatest sale 28 Jan 2026
Section 01
How Higham View, Epping prices moved
The chart tracks the median Higham View, Epping house price for every year with a recorded sale, from 1999 to 2021. 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 | 1 | £140,000 | £310,866 |
| 2000s | 1 | £187,750 | £342,025 |
| 2010s | 1 | £350,000 | £493,500 |
| 2020s | 1 | £499,250 | £510,103 |
The highest yearly median on record for Higham View, Epping is £499,250 in 2021; the lowest is £140,000 in 1999. Across the full 23-year record the cash median has moved from £140,000 to £499,250.
In 2026 money that first median is worth £285,260, so the real change over the whole record is +121.1% — about +3.67% 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: +165.9% in cash against +71.3% 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 |
|---|---|---|---|---|
| 48 | 28 Jan 2026 | Semi-detached | £535,000 | £535,000 |
| 58 | 6 Jan 2026 | Semi-detached | £470,000 | £470,000 |
| 30 | 14 Mar 2025 | Terraced | £525,000 | £536,413 |
| 60 | 14 Mar 2025 | Semi-detached | £500,000 | £510,870 |
| 45 | 10 Sep 2024 | Semi-detached | £490,000 | £515,597 |
| 20 | 16 Aug 2024 | Detached | £425,000 | £447,201 |
| 60 | 9 Mar 2023 | Semi-detached | £417,500 | £451,092 |
| 66 | 1 Dec 2022 | Semi-detached | £490,000 | £567,707 |
| 3 | 3 Nov 2021 | Detached | £506,000 | £639,301 |
| 33 | 6 Sep 2021 | Semi-detached | £540,000 | £682,258 |
| 24 | 21 Jun 2021 | Detached | £485,000 | £612,769 |
| 31 | 6 May 2021 | Semi-detached | £530,000 | £669,624 |
| 38 | 26 Mar 2021 | Detached | £492,500 | £622,245 |
| 34 | 13 Jan 2021 | Semi-detached | £470,000 | £593,817 |
| 27 | 7 Dec 2020 | Detached | £550,000 | £712,121 |
| 29 | 4 Nov 2020 | Detached | £347,000 | £449,284 |
| 18 | 3 Apr 2019 | Detached | £450,000 | £588,590 |
| 38 | 18 Mar 2019 | Detached | £465,000 | £608,210 |
| 64 | 11 Jan 2019 | Semi-detached | £490,000 | £640,909 |
| 61 | 19 Oct 2018 | Semi-detached | £400,000 | £533,081 |
| 4 | 19 Sep 2018 | Terraced | £297,970 | £397,106 |
| 17 | 24 Nov 2017 | Detached | £505,000 | £687,307 |
| 60 | 27 Jul 2017 | Semi-detached | £410,000 | £558,012 |
| 24 | 26 Oct 2016 | Detached | £450,000 | £628,218 |
| 6 | 11 Mar 2016 | Semi-detached | £365,000 | £509,554 |
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 Higham View, Epping values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 58 Higham View | £230,000 (2011) | £470,000 (2026) | +4.9% | +1.9% |
| 60 Higham View | £110,000 (1999) | £500,000 (2025) | +6.0% | +3.2% |
| 30 Higham View | £228,000 (2004) | £525,000 (2025) | +4.1% | +1.1% |
| 45 Higham View | £305,000 (2011) | £490,000 (2024) | +3.7% | +0.8% |
| 20 Higham View | £132,500 (1998) | £425,000 (2024) | +4.6% | +1.9% |
| 3 Higham View | £300,000 (2013) | £506,000 (2021) | +6.8% | +4.9% |
| 33 Higham View | £242,000 (2011) | £540,000 (2021) | +8.4% | +6.3% |
| 24 Higham View | £288,000 (2007) | £485,000 (2021) | +3.8% | +1.5% |
| 31 Higham View | £335,000 (2014) | £530,000 (2021) | +6.8% | +4.9% |
| 38 Higham View | £465,000 (2019) | £492,500 (2021) | +2.9% | +1.1% |
| 27 Higham View | £247,000 (2004) | £550,000 (2020) | +5.1% | +2.8% |
| 18 Higham View | £183,500 (2001) | £450,000 (2019) | +5.1% | +2.8% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Higham View, 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 |
|---|---|---|---|---|
| Semi-detached | 46 | 54.8% | £305,000 | £99,950 – £540,000 |
| Detached | 33 | 39.3% | £260,000 | £100,000 – £550,000 |
| Terraced | 5 | 6.0% | £363,000 | £228,000 – £525,000 |
Section 06
Ownership and new build in Higham View, Epping
0 of the sales on record are leasehold and 84 freehold — 0.0% 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.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 0 | 0.0% | — |
| Freehold | 84 | 100.0% | £293,985 |
Section 07
Living in Higham View, 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 £293,985 here, that rent is a gross yield of 7.52% 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 Higham View, 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 Higham View, Epping compares
The median across the whole archive is £157,500. Higham View, Epping sits above that national figure — +86.7%.
Within Epping the street ranks 162 of 242 by median price, and its median is below the town figure of £305,000 (-3.6%).
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 £99,950 to £550,000. 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.
Higham View, 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
- 60 Higham View5 sales
- 37 Higham View5 sales
- 44 Higham View4 sales
- 7 Higham View4 sales
- 24 Higham View3 sales
- 64 Higham View3 sales
- 63 Higham View3 sales
- 58 Higham View2 sales
- 30 Higham View2 sales
- 45 Higham View2 sales
- 20 Higham View2 sales
- 3 Higham View2 sales
- 33 Higham View2 sales
- 31 Higham View2 sales
- 38 Higham View2 sales
- 27 Higham View2 sales
- 18 Higham View2 sales
- 40 Higham View2 sales
- 53 Higham View2 sales
- 35 Higham View2 sales
- 8 Higham View2 sales
- 62 Higham View2 sales
- 57 Higham View2 sales
- 1 Higham View2 sales
Back to Epping house prices.
Quick answers
Common questions about this data
What is the average house price in Higham View, Epping?
The median price paid in Higham View, Epping across every sale on the register is £293,985. 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 Higham View, Epping?
84 sales are on record for Higham View, Epping, the most recent completing on 28 Jan 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Higham View, Epping house prices actually risen?
In cash, the median rose +165.9% between 2001 and 2021. In 2026 money — that is, after inflation — the change is +71.3%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Higham View, Epping house prices at their highest?
The highest yearly median on record is £499,250, set in 2021. 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 Higham View, 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 28 Jan 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, “Higham View, 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.