Local market reports › CM area › CM16
Every figure on this page comes from the public record: 13,335 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 May 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
CM16 is the postcode district covering Epping, Theydon Bois, North Weald in Epping. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Click the map to open CM16 on the live map, with every sale plotted at its address. The average pricing view shades the whole country the same way.
The 2026 median in CM16 is £535,000, from 61 registered sales; the mean, £597,300, sits modestly above it, the usual shape of a market with an expensive tail.
For scale: the England and Wales median is £274,000, so CM16 trades 95% above the country as a whole.
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.
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £535,000 | £535,000 | 61 |
| 2025 | £570,000 | £570,000 | 392 |
| 2024 | £600,000 | £623,025 | 357 |
| 2023 | £583,000 | £625,614 | 282 |
| 2022 | £596,000 | £682,556 | 428 |
| 2021 | £568,800 | £703,355 | 528 |
| 2020 | £526,500 | £667,190 | 336 |
| 2019 | £481,200 | £616,007 | 382 |
| 2018 | £500,000 | £650,943 | 391 |
| 2017 | £502,500 | £669,353 | 417 |
| 2016 | £460,000 | £628,515 | 399 |
| 2015 | £426,500 | £588,570 | 552 |
| 2014 | £387,500 | £536,898 | 495 |
| 2013 | £350,000 | £491,853 | 383 |
| 2012 | £345,000 | £495,938 | 334 |
| 2011 | £309,500 | £456,314 | 392 |
| 2010 | £348,200 | £533,314 | 351 |
| 2009 | £315,000 | £494,539 | 277 |
| 2008 | £320,000 | £512,297 | 265 |
| 2007 | £325,000 | £538,415 | 505 |
| 2006 | £285,000 | £483,170 | 551 |
| 2005 | £264,000 | £458,841 | 406 |
| 2004 | £248,800 | £441,316 | 484 |
| 2003 | £240,000 | £431,812 | 456 |
| 2002 | £210,000 | £385,885 | 585 |
| 2001 | £175,000 | £328,571 | 527 |
| 2000 | £148,500 | £284,625 | 452 |
| 1999 | £135,000 | £262,764 | 523 |
| 1998 | £117,500 | £231,643 | 481 |
| 1997 | £94,200 | £188,673 | 458 |
| 1996 | £91,500 | £188,463 | 472 |
| 1995 | £86,600 | £183,858 | 413 |
In cash terms the typical CM16 home went from £86,600 in 1995 to £535,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 191%: homes here genuinely became dearer, not just more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 24% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
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.
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.1% | −6.1% |
| 5 years (since 2021) | −1.2% | −5.3% |
| 10 years (since 2016) | +1.5% | −1.6% |
| 20 years (since 2006) | +3.2% | +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.
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
CM16 recorded 293 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 304 a year over the last five. 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.
CM16 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.
ONS Price Index of Private Rents, May 2026.
Set against the £535,000 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.
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 6% over five years in cash but down 24% 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.
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.
The biggest risers and fallers in cash terms; every row links to that district's report.
Postcode sectors are the next slice down, each a group of streets. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CM16 4 | £556,000 | 12 |
| CM16 5 | £535,500 | 8 |
| CM16 6 | £487,500 | 26 |
| CM16 7 | £685,000 | 15 |
Same city, different markets. The neighbouring districts of the CM area, dearest first:
| District | Median | 5-year |
|---|---|---|
| CM4 | £749,500 | +16% |
| CM16 (this report) | £535,000 | -6% |
| CM13 | £530,000 | +13% |
| CM5 | £507,500 | +4% |
| CM15 | £493,800 | -2% |
| CM22 | £475,000 | +0% |
| CM11 | £455,000 | +0% |
| CM12 | £443,000 | -7% |
| CM77 | £440,000 | +14% |
| CM6 | £435,000 | +2% |
| CM21 | £427,000 | +8% |
| CM23 | £425,000 | +2% |
| CM3 | £410,000 | -1% |
| CM24 | £395,000 | -1% |
| CM14 | £385,000 | +0% |
| CM17 | £385,000 | +0% |
| CM1 | £375,000 | +4% |
| CM2 | £370,000 | +6% |
| CM9 | £362,500 | +5% |
| CM19 | £340,000 | +13% |
| CM0 | £325,000 | -5% |
| CM18 | £325,000 | +16% |
| CM20 | £322,500 | +14% |
| CM7 | £308,200 | +4% |
See every individual CM16 sale on the live map, mapped to the exact address, or the quick-reference CM16 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.