Local market reports › CM area › CM16 › CM16 5
Theydon Bois market report CM16 5, Epping
The CM16 5 (Theydon Bois) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 1,820 registered sales in CM16 5 (Epping) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing 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 5 (Epping) home changed hands for £560,000 in 2026 (median of 12 registered sales, down 3% on five years earlier), with the mean at £630,800, and by floor area homes here have averaged about £6,210 per square metre over the last five years. Source: 1,820 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
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 CM16 5 homes really sell for
The 2026 median for CM16 5 is £560,000, taken from 12 registered sales. The mean, which is what most sites call the "average house price", is £630,800, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in CM16 5
By floor space, homes in CM16 5 have sold for about £6,210 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
The national median for England and Wales is £285,000, which puts CM16 5 96% above the country at large.
The price of a typical CM16 5 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £560,000 | £560,000 | 12 |
| 2025 | £602,000 | £616,396 | 67 |
| 2024 | £616,200 | £655,147 | 56 |
| 2023 | £605,000 | £664,747 | 48 |
| 2022 | £623,800 | £731,477 | 58 |
| 2021 | £575,000 | £728,024 | 73 |
| 2020 | £525,000 | £681,198 | 45 |
| 2019 | £507,000 | £664,556 | 55 |
| 2018 | £500,000 | £666,509 | 47 |
| 2017 | £490,000 | £668,311 | 63 |
| 2016 | £545,000 | £762,460 | 49 |
| 2015 | £532,500 | £752,423 | 144 |
| 2014 | £381,000 | £540,515 | 72 |
| 2013 | £381,000 | £548,221 | 42 |
| 2012 | £332,500 | £489,398 | 62 |
| 2011 | £334,500 | £504,966 | 46 |
| 2010 | £318,000 | £498,706 | 45 |
| 2009 | £315,000 | £506,365 | 35 |
| 2008 | £305,500 | £500,779 | 32 |
| 2007 | £315,000 | £534,328 | 56 |
| 2006 | £288,000 | £499,931 | 77 |
| 2005 | £250,000 | £444,899 | 43 |
| 2004 | £263,800 | £479,112 | 70 |
| 2003 | £250,000 | £460,561 | 58 |
| 2002 | £200,000 | £376,298 | 77 |
| 2001 | £182,200 | £350,270 | 48 |
| 2000 | £145,000 | £284,563 | 43 |
| 1999 | £135,000 | £269,048 | 68 |
| 1998 | £119,000 | £240,210 | 53 |
| 1997 | £98,500 | £202,004 | 65 |
| 1996 | £90,200 | £190,228 | 58 |
| 1995 | £88,500 | £192,385 | 53 |
In cash terms the typical CM16 5 home went from £88,500 in 1995 to £560,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 191%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2016, and today's median remains roughly 27% under it: a 2016 buyer is still waiting to get that price back in today's money.
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, 2017 (−10.1%). 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) | −7.0% | −9.1% |
| 5 years (since 2021) | −0.5% | −5.1% |
| 10 years (since 2016) | +0.3% | −3.0% |
| 20 years (since 2006) | +3.4% | +0.6% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 12 sales completed in CM16 5. Turnover has held fairly steady across the cycle: about 48 sales a year recently, against 59 a year before 2008. 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.
The shape of the CM16 5 market
Only 12 sales completed here in the last twelve months of data, which makes CM16 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Rents 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 £560,000 median sold price, £1,842 a month is £22,104 a year, a gross yield of 3.9%: 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.
Common questions on CM16 5 (Theydon Bois)
How much did a house sell for in CM16 5 (Theydon Bois)?
Are property prices falling in CM16 5 (Theydon Bois)?
Is CM16 5 (Theydon Bois) a good place to buy a house?
What happens to CM16 5 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is down 3% over five years in cash but down 23% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
CM16's current homes for sale
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 5: live asking prices are collected per district.
18% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Carpenter Yard, Thornwood, Epping, Es...
- York Road, North Weald, Epping, Epping
- Hampden Close, North Weald, North Weald
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every CM16 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Moving up a bedroom in CM: the cost
What homes of each size actually sold for across the CM area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the CM area is the point: the same five years treated these districts very differently.
Winners and losers across the CM area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in CM16
Sector boundaries hide real price steps. The rest of CM16, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CM16 4 | £586,000 | 18 |
| 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 a home in CM16 5? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in CM16 5, open the average prices map and zoom from the CM16 5 shading down to the sold homes on your own street. Every recorded CM16 5 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim CM16 5.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to CM16 5. Free after a one click sign in.
Two maps carry on from here: every CM16 5 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.