Local market reports › CM area › CM16
Theydon Bois market report CM16, Epping
The CM16 (Theydon Bois) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 12,951 sales registered with HM Land Registry in CM16 (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 July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in CM16 (Epping) sold for £527,500 in 2026, the median of 106 registered sales, down 8% on five years earlier. The mean was £573,700, and by floor area homes here have averaged about £6,050 per square metre over the last five years. The figures cover 12,951 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The postcode district CM16 covering Epping, Theydon Bois, North Weald sits in Epping. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where CM16 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.
CM16 sold prices: where the market stands
The CM16 median stands at £527,500 for 2026, built from 106 registered sales; the mean, the figure usually quoted as the "average house price", is £573,700, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in CM16
Measured by floor area, the last five years of CM16 sales average about £6,050 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.
The national median for England and Wales is £285,000, which puts CM16 85% above the country at large.
A typical CM16 home, priced year by year (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 | £527,500 | £527,500 | 106 |
| 2025 | £573,900 | £587,624 | 382 |
| 2024 | £590,000 | £627,291 | 317 |
| 2023 | £586,500 | £644,420 | 244 |
| 2022 | £600,000 | £703,568 | 388 |
| 2021 | £574,000 | £726,758 | 486 |
| 2020 | £542,500 | £703,905 | 303 |
| 2019 | £485,000 | £635,719 | 342 |
| 2018 | £500,000 | £666,509 | 338 |
| 2017 | £500,000 | £681,950 | 362 |
| 2016 | £468,000 | £654,737 | 368 |
| 2015 | £428,500 | £605,471 | 522 |
| 2014 | £387,500 | £549,736 | 482 |
| 2013 | £354,000 | £509,371 | 379 |
| 2012 | £345,000 | £507,797 | 334 |
| 2011 | £309,500 | £467,226 | 392 |
| 2010 | £348,200 | £546,067 | 351 |
| 2009 | £315,000 | £506,365 | 277 |
| 2008 | £320,000 | £524,548 | 265 |
| 2007 | £325,000 | £551,291 | 505 |
| 2006 | £285,000 | £494,724 | 551 |
| 2005 | £264,000 | £469,814 | 406 |
| 2004 | £248,800 | £451,869 | 484 |
| 2003 | £240,000 | £442,138 | 456 |
| 2002 | £210,000 | £395,113 | 585 |
| 2001 | £175,000 | £336,429 | 527 |
| 2000 | £148,500 | £291,431 | 452 |
| 1999 | £135,000 | £269,048 | 523 |
| 1998 | £117,500 | £237,182 | 481 |
| 1997 | £94,200 | £193,185 | 458 |
| 1996 | £91,500 | £192,969 | 472 |
| 1995 | £86,600 | £188,255 | 413 |
In cash terms the typical CM16 home went from £86,600 in 1995 to £527,500 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 180%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 27% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the CM16 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 1998 (+24.7% on the year before); the weakest, 2011 (−11.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 32% of the typed total. A detached home currently trades at £790,000 against £330,000 for a flat, 2.4 times the price.
Median by property type, CM16
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £790,000 | 27 | 3,095 |
| Semi-detached | £572,000 | 29 | 4,096 |
| Terraced | £490,000 | 31 | 3,144 |
| Flats | £330,000 | 19 | 2,616 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −8.1% | −10.2% |
| 5 years (since 2021) | −1.7% | −6.2% |
| 10 years (since 2016) | +1.2% | −2.1% |
| 20 years (since 2006) | +3.1% | +0.3% |
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
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.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
CM16 recorded 259 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 496 sales a year before the financial crisis and 287 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 market
Among the 25 measurable districts of its area, CM16 ranks 3 by median price: firmly in the dearer tier.
Rents around CM16
The local authority for CM16 is Epping Forest, and its ONS average private rent currently stands at £1,842 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,228 a month here against £2,879 for four or more bedrooms.
Average monthly rent by size, Epping Forest
ONS Price Index of Private Rents, May 2026.
Set against the £527,500 median sold price, £1,842 a month is £22,104 a year, a gross yield of 4.2%: 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 (Theydon Bois)
How much did a house sell for in CM16 (Theydon Bois)?
Are property prices falling in CM16 (Theydon Bois)?
Is CM16 (Theydon Bois) a good place to buy a house?
What happens to CM16 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is down 8% over five years in cash but down 27% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in CM16 now
Everything above is what homes in CM16 sold for. The live side of the market holds 25 homes at the moment, listed by 9 agents publishing to HomesIndex, at a typical asking price 28% above the CM16 median sold price.
18% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- 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 →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
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. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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
CM16 ranks 24 of 25 in the CM area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
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.
Inside CM16, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CM16 4 | £586,000 | 18 |
| CM16 5 | £560,000 | 12 |
| CM16 6 | £470,000 | 47 |
| CM16 7 | £600,000 | 29 |
How CM16 compares nearby
Same city, different markets. The neighbouring districts of the CM area, dearest first:
| District | Median | 5-year |
|---|---|---|
| CM4 | £808,200 | +26% |
| CM13 | £530,000 | +12% |
| CM16 (this report) | £527,500 | -8% |
| CM15 | £510,000 | -1% |
| CM5 | £500,000 | +4% |
| CM12 | £459,500 | -5% |
| CM11 | £455,000 | -1% |
| CM21 | £450,000 | +13% |
| CM22 | £445,000 | -8% |
| CM6 | £432,500 | +1% |
| CM23 | £422,000 | +0% |
| CM24 | £420,000 | +1% |
| CM3 | £415,000 | +0% |
| CM14 | £411,200 | +3% |
| CM77 | £402,500 | +6% |
| CM17 | £400,000 | +3% |
| CM1 | £398,000 | +8% |
| CM9 | £375,000 | +9% |
| CM2 | £370,000 | +4% |
| CM19 | £354,500 | +18% |
| CM0 | £350,000 | +0% |
| CM18 | £325,000 | +16% |
| CM20 | £325,000 | +10% |
| CM7 | £320,000 | +7% |
Selling a home in CM16? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in CM16, open the average prices map and zoom from the CM16 shading down to the sold homes on your own street. Every recorded CM16 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.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about CM16. Free, with a one click sign in.
See every individual CM16 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. 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.