Local market reports › CM area › CM16 › CM16 4
Theydon Bois market report CM16 4, Epping
The standing CM16 4 (Theydon Bois) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 2,962 sales registered with HM Land Registry in CM16 4 (Epping) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical CM16 4 (Epping) home changed hands for £586,000 in 2026 (median of 18 registered sales, up 1% on five years earlier), with the mean at £540,900, and by floor area homes here have averaged about £6,180 per square metre over the last five years. Source: 2,962 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
CM16 4 is one sector of CM16 (Epping): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where CM16 4 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What CM16 4 homes really sell for
Across 18 registered 2026 sales, the typical (median) CM16 4 home went for £586,000. The mean is £540,900, below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
House prices per square metre in CM16 4
Measured by floor area, the last five years of CM16 4 sales average about £6,180 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Against a national (England and Wales) median of £285,000, CM16 4 runs 106% above it.
The price of a typical CM16 4 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £586,000 | £586,000 | 18 |
| 2025 | £470,000 | £481,239 | 85 |
| 2024 | £550,000 | £584,763 | 63 |
| 2023 | £505,000 | £554,872 | 47 |
| 2022 | £500,000 | £586,307 | 89 |
| 2021 | £580,000 | £734,355 | 96 |
| 2020 | £582,500 | £755,806 | 66 |
| 2019 | £440,000 | £576,735 | 62 |
| 2018 | £460,000 | £613,189 | 79 |
| 2017 | £425,000 | £579,657 | 73 |
| 2016 | £450,000 | £629,554 | 85 |
| 2015 | £352,500 | £498,083 | 100 |
| 2014 | £350,000 | £496,536 | 101 |
| 2013 | £305,000 | £438,865 | 76 |
| 2012 | £324,500 | £477,623 | 62 |
| 2011 | £295,000 | £445,337 | 104 |
| 2010 | £312,500 | £490,080 | 81 |
| 2009 | £305,000 | £490,290 | 71 |
| 2008 | £297,000 | £486,846 | 64 |
| 2007 | £297,500 | £504,643 | 96 |
| 2006 | £265,000 | £460,006 | 124 |
| 2005 | £225,000 | £400,409 | 81 |
| 2004 | £230,000 | £417,725 | 129 |
| 2003 | £185,000 | £340,815 | 97 |
| 2002 | £177,500 | £333,965 | 124 |
| 2001 | £139,600 | £268,374 | 129 |
| 2000 | £120,000 | £235,500 | 121 |
| 1999 | £100,000 | £199,295 | 125 |
| 1998 | £100,000 | £201,857 | 124 |
| 1997 | £80,000 | £164,064 | 112 |
| 1996 | £74,500 | £157,117 | 148 |
| 1995 | £67,700 | £147,169 | 130 |
In cash terms the typical CM16 4 home went from £67,700 in 1995 to £586,000 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 298%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2020, and today's median remains roughly 22% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the CM16 4 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2020 (+32.4% on the year before); the weakest, 2025 (−14.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +24.7% | +21.8% |
| 5 years (since 2021) | +0.2% | −4.4% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +4.0% | +1.2% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Sales activity in CM16 4
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 18 CM16 4 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 113 sales a year before the financial crisis and 60 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Reading the CM16 4 market
Only 18 sales completed here in the last twelve months of data, which makes CM16 4 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the CM16 district median, CM16 4 sits 11% higher, marking it as a dearer pocket of the district.
Rents around CM16 4
For renting purposes CM16 4 sits in Epping Forest. The ONS average private rent there is £1,842 a month (May 2026). A one-bed averages £1,228 a month here and a four-or-more-bed £2,879, so size does most of the work in setting the rent.
Average monthly rent by size, Epping Forest
ONS Price Index of Private Rents, May 2026.
Against the £586,000 median purchase price, a rent of £1,842 a month (£22,104 a year) works out at a 3.8% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
What people ask about CM16 4 (Theydon Bois)
Are property prices falling in CM16 4 (Theydon Bois)?
Is CM16 4 (Theydon Bois) a good place to buy a house?
How much did a house sell for in CM16 4 (Theydon Bois)?
Will CM16 4 prices rise from here?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 20% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in CM16 right now
The live side of the market holds 25 homes at the moment, listed by 9 agents publishing to HomesIndex.
These cover the whole CM16 district, not just CM16 4: live asking prices are collected per district.
Of everything listed here, 18% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Carpenter Yard, Thornwood, Epping, Es...
- York Road, North Weald, Epping, Epping
- Hampden Close, North Weald, North Weald
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every CM16 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: CM prices by size
What homes of each size actually sold for across the CM area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £417,500 | £550,000 (+32%) | £785,000 (+43%) | £1,137,500 (+45%) |
| Semi-detached | £325,000 | £370,000 (+14%) | £447,500 (+21%) | £575,000 (+28%) | £780,000 (+36%) |
| Terraced | £292,000 | £335,000 (+15%) | £380,000 (+13%) | £492,500 (+30%) | £700,000 (+42%) |
| Flat | £202,000 | £280,000 (+39%) | £385,000 (+38%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the CM area is the point: the same five years treated these districts very differently.
CM area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in CM16
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of CM16, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CM16 5 | £560,000 | 12 |
| CM16 6 | £470,000 | 47 |
| CM16 7 | £600,000 | 29 |
Zoom out to the full CM16 district report for the type split, monthly volumes and how CM16 compares with its neighbours.
Selling in CM16 4? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in CM16 4, use the average prices map for a rough value: zoom from CM16 4's shading down to the sold homes on your own street. The figures above are every recorded CM16 4 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim CM16 4.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to CM16 4. Free after a one click sign in.
Two maps carry on from here: every CM16 4 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.