Local market reports › CM area › CM16 › CM16 5
CM16 5 local market report Epping
Every figure on this page comes from the public record: 1,873 sales registered with HM Land Registry in CM16 5 (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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
CM16 5 is a postcode sector: one group of streets inside CM16 (Epping). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where CM16 5 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 a home in CM16 5 sells for
The 2026 median in CM16 5 is £535,500, from 8 registered sales; the mean, £619,300, sits well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
For scale: the England and Wales median is £273,500, so CM16 5 trades 96% above the country as a whole.
The price of a typical CM16 5 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £535,500 | £535,500 | 8 |
| 2025 | £600,000 | £600,000 | 67 |
| 2024 | £625,000 | £648,984 | 61 |
| 2023 | £615,000 | £659,953 | 53 |
| 2022 | £623,800 | £714,393 | 66 |
| 2021 | £575,000 | £711,022 | 76 |
| 2020 | £520,000 | £658,953 | 48 |
| 2019 | £513,500 | £657,356 | 60 |
| 2018 | £500,000 | £650,943 | 55 |
| 2017 | £487,500 | £649,373 | 70 |
| 2016 | £545,000 | £744,653 | 51 |
| 2015 | £532,500 | £734,850 | 152 |
| 2014 | £381,000 | £527,892 | 74 |
| 2013 | £372,000 | £522,770 | 43 |
| 2012 | £332,500 | £477,969 | 62 |
| 2011 | £334,500 | £493,173 | 46 |
| 2010 | £318,000 | £487,059 | 45 |
| 2009 | £315,000 | £494,539 | 35 |
| 2008 | £305,500 | £489,084 | 32 |
| 2007 | £315,000 | £521,849 | 56 |
| 2006 | £288,000 | £488,256 | 77 |
| 2005 | £250,000 | £434,509 | 43 |
| 2004 | £263,800 | £467,923 | 70 |
| 2003 | £250,000 | £449,804 | 58 |
| 2002 | £200,000 | £367,510 | 77 |
| 2001 | £182,200 | £342,090 | 48 |
| 2000 | £145,000 | £277,917 | 43 |
| 1999 | £135,000 | £262,764 | 68 |
| 1998 | £119,000 | £234,600 | 53 |
| 1997 | £98,500 | £197,286 | 65 |
| 1996 | £90,200 | £185,785 | 58 |
| 1995 | £88,500 | £187,892 | 53 |
In cash terms the typical CM16 5 home went from £88,500 in 1995 to £535,500 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 185%: homes here genuinely became dearer, not just more expensive on paper. Measured in today's money the market peaked in 2016; the current median sits about 28% below that. Someone who bought at the 2016 peak has not yet seen that price back in real terms.
Year-on-year change in the CM16 5 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 2015 (+39.8% on the year before); the weakest, 2026 (−10.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −10.8% | −10.8% |
| 5 years (since 2021) | −1.4% | −5.5% |
| 10 years (since 2016) | −0.2% | −3.2% |
| 20 years (since 2006) | +3.1% | +0.5% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
CM16 5 recorded 8 sales in the last twelve months of data. Turnover has held fairly steady across the cycle: about 51 sales a year recently, against 59 a year before 2008. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What homes rent for around CM16 5
CM16 5 falls under Epping Forest, where the ONS puts the average private rent at £1,842 a month (May 2026 figures). 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.
Set against the £535,500 median sold price, £1,842 a month is £22,104 a year, a gross yield of 4.1%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Will CM16 5 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 7% over five years in cash but down 25% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
The risers and the fallers
The spread across the CM area is the point: the same five years treated these districts very differently.
Five-year change in the median, CM area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other street groups 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 4 | £556,000 | 12 |
| CM16 6 | £487,500 | 26 |
| CM16 7 | £685,000 | 15 |
Zoom out to the full CM16 district report for the type split, monthly volumes and how CM16 compares with its neighbours.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about CM16 5. Free, with a one click sign in.
See every individual CM16 5 sale on the live map, mapped to the exact address, or the quick-reference CM16 5 price page. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.