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Theydon Bois market report CM16 7, Epping
The standing CM16 7 (Theydon Bois) property market report, rebuilt from the full public record every month. Underneath every chart here sit 3,764 registered sales in CM16 7 (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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical CM16 7 (Epping) home changed hands for £600,000 in 2026 (median of 29 registered sales, down 11% on five years earlier), with the mean at £596,800, and by floor area homes here have averaged about £6,510 per square metre over the last five years. Source: 3,764 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like CM16 7 is a single group of streets within CM16 (Epping), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where CM16 7 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 buyers actually paid in CM16 7
The 2026 median for CM16 7 is £600,000, taken from 29 registered sales. The mean, which is what most sites call the "average house price", is £596,800, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in CM16 7
Measured by floor area, the last five years of CM16 7 sales average about £6,510 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.
Set against the £285,000 England and Wales median, CM16 7 sits 111% above the national market.
A typical CM16 7 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £600,000 | £600,000 | 29 |
| 2025 | £772,000 | £790,461 | 118 |
| 2024 | £697,500 | £741,586 | 94 |
| 2023 | £738,000 | £810,882 | 64 |
| 2022 | £737,500 | £864,803 | 106 |
| 2021 | £675,000 | £854,637 | 136 |
| 2020 | £600,000 | £778,512 | 98 |
| 2019 | £590,000 | £773,349 | 113 |
| 2018 | £650,000 | £866,462 | 106 |
| 2017 | £612,500 | £835,389 | 108 |
| 2016 | £575,000 | £804,431 | 92 |
| 2015 | £530,000 | £748,890 | 122 |
| 2014 | £450,000 | £638,404 | 146 |
| 2013 | £445,000 | £640,311 | 115 |
| 2012 | £430,000 | £632,906 | 91 |
| 2011 | £425,000 | £641,587 | 83 |
| 2010 | £395,000 | £619,462 | 109 |
| 2009 | £365,000 | £586,741 | 89 |
| 2008 | £361,000 | £591,755 | 84 |
| 2007 | £410,000 | £695,474 | 152 |
| 2006 | £362,000 | £628,386 | 174 |
| 2005 | £300,000 | £533,879 | 144 |
| 2004 | £313,000 | £568,469 | 123 |
| 2003 | £289,500 | £533,329 | 151 |
| 2002 | £250,000 | £470,373 | 185 |
| 2001 | £220,000 | £422,939 | 145 |
| 2000 | £197,200 | £387,005 | 132 |
| 1999 | £160,000 | £318,872 | 142 |
| 1998 | £141,000 | £284,619 | 146 |
| 1997 | £130,000 | £266,604 | 121 |
| 1996 | £114,000 | £240,421 | 141 |
| 1995 | £118,500 | £257,601 | 105 |
In cash terms the typical CM16 7 home went from £118,500 in 1995 to £600,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 133%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 31% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the CM16 7 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 2000 (+23.3% on the year before); the weakest, 2026 (−22.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −22.3% | −24.1% |
| 5 years (since 2021) | −2.3% | −6.8% |
| 10 years (since 2016) | +0.4% | −2.9% |
| 20 years (since 2006) | +2.6% | −0.2% |
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.
How many homes change hands in CM16 7
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
CM16 7 recorded 29 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 151 sales a year before the financial crisis and 82 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.
The shape of the CM16 7 market
Only 29 sales completed here in the last twelve months of data, which makes CM16 7 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 7 sits 14% higher, marking it as a dearer pocket of the district.
Rents around CM16 7
The local authority for CM16 7 is Epping Forest, and its ONS average private rent currently stands 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 £600,000 median sold price, £1,842 a month is £22,104 a year, a gross yield of 3.7%: 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.
Asked and answered: CM16 7 (Theydon Bois)
Is CM16 7 (Theydon Bois) a good place to buy a house?
How much did a house sell for in CM16 7 (Theydon Bois)?
Are property prices falling in CM16 7 (Theydon Bois)?
Where do CM16 7 prices go next?
That question has no honest answer, only evidence. The evidence: the median is down 11% over five years in cash but down 30% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
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 7: 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 →
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. 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.
Five-year change in the median, CM area districts
Cash-terms risers and fallers across the area; click any row for that district's full 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 6 | £470,000 | 47 |
Zoom out to the full CM16 district report for the type split, monthly volumes and how CM16 compares with its neighbours.
Selling in CM16 7? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in CM16 7, open the average prices map and zoom from the CM16 7 shading down to the sold homes on your own street. Every recorded CM16 7 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 7.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to CM16 7. Free after a one click sign in.
Two maps carry on from here: every CM16 7 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.