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Theydon Bois market report CM16 6, Epping
The CM16 6 (Theydon Bois) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 4,405 completed sales registered with HM Land Registry in CM16 6 (Epping) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for CM16 6 (Epping) is £470,000, from 47 registered sales, down 2% on five years earlier; the mean is £557,500, and by floor area homes here have averaged about £5,490 per square metre over the last five years. Behind the figures sit 4,405 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
CM16 6 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 6 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 6 sells for
Across 47 registered 2026 sales, the typical (median) CM16 6 home went for £470,000. The mean is £557,500, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
CM16 6 prices by floor area
Measured by floor area, the last five years of CM16 6 sales average about £5,490 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 6 runs 65% above it.
CM16 6's median sold price, 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 | £470,000 | £470,000 | 47 |
| 2025 | £525,000 | £537,554 | 112 |
| 2024 | £507,500 | £539,577 | 104 |
| 2023 | £500,000 | £549,378 | 85 |
| 2022 | £560,000 | £656,664 | 135 |
| 2021 | £480,000 | £607,742 | 181 |
| 2020 | £460,000 | £596,860 | 94 |
| 2019 | £416,200 | £545,539 | 112 |
| 2018 | £420,000 | £559,868 | 106 |
| 2017 | £435,000 | £593,296 | 118 |
| 2016 | £410,000 | £573,594 | 142 |
| 2015 | £350,000 | £494,550 | 156 |
| 2014 | £357,000 | £506,467 | 163 |
| 2013 | £303,500 | £436,706 | 146 |
| 2012 | £280,000 | £412,125 | 119 |
| 2011 | £285,000 | £430,240 | 159 |
| 2010 | £323,100 | £506,704 | 116 |
| 2009 | £240,000 | £385,802 | 82 |
| 2008 | £302,000 | £495,042 | 85 |
| 2007 | £285,000 | £483,439 | 201 |
| 2006 | £237,800 | £412,790 | 176 |
| 2005 | £240,000 | £427,103 | 138 |
| 2004 | £232,000 | £421,357 | 162 |
| 2003 | £225,000 | £414,505 | 150 |
| 2002 | £200,000 | £376,298 | 199 |
| 2001 | £168,000 | £322,971 | 205 |
| 2000 | £137,000 | £268,863 | 156 |
| 1999 | £125,000 | £249,118 | 188 |
| 1998 | £106,000 | £213,969 | 158 |
| 1997 | £87,000 | £178,419 | 160 |
| 1996 | £81,500 | £171,880 | 125 |
| 1995 | £82,000 | £178,255 | 125 |
In cash terms the typical CM16 6 home went from £82,000 in 1995 to £470,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 164%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 28% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the CM16 6 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 2010 (+34.6% on the year before); the weakest, 2009 (−20.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What CM16 6 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −10.5% | −12.6% |
| 5 years (since 2021) | −0.4% | −5.0% |
| 10 years (since 2016) | +1.4% | −2.0% |
| 20 years (since 2006) | +3.5% | +0.7% |
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 6
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 47 sales completed in CM16 6. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 173 sales a year before the financial crisis and 97 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
How CM16 6 trades
Only 47 sales completed here in the last twelve months of data, which makes CM16 6 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. Within CM16, this sector trades 11% below the district median: one of its district's cheaper corners.
What homes rent for around CM16 6
For renting purposes CM16 6 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.
Set against the £470,000 median sold price, £1,842 a month is £22,104 a year, a gross yield of 4.7%: 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 6 (Theydon Bois)
Are property prices falling in CM16 6 (Theydon Bois)?
Is CM16 6 (Theydon Bois) a good place to buy a house?
How much did a house sell for in CM16 6 (Theydon Bois)?
What happens to CM16 6 prices now?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 23% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
CM16's current homes for sale
Turning to what is actually available: 25 homes on the market right now, from 9 agents publishing to HomesIndex.
These cover the whole CM16 district, not just CM16 6: live asking prices are collected per district.
Of everything listed here, 18% asks less than the sold record of comparable homes. 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 →
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.
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. 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. 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 5 | £560,000 | 12 |
| 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.
Before you sell in CM16 6: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in CM16 6, use the average prices map for a rough value: zoom from CM16 6's shading down to the sold homes on your own street. The figures above are every recorded CM16 6 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 6.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about CM16 6. Free, with a one click sign in.
The live map plots every individual CM16 6 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on 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.