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Nazeing market report EN9 1, Waltham Abbey
The standing EN9 1 (Nazeing) property market report, rebuilt from the full public record every month. Everything below comes from 4,647 sales recorded by HM Land Registry in EN9 1 (Waltham Abbey) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in EN9 1 (Waltham Abbey) sold for £365,000 in 2026, the median of 29 registered sales, up 7% on five years earlier. The mean was £369,200, and by floor area homes here have averaged about £4,790 per square metre over the last five years. The figures cover 4,647 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
EN9 1 is a postcode sector: one group of streets inside EN9 (Waltham Abbey). 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 EN9 1 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.
EN9 1 sold prices: where the market stands
In the EN9 1 property market, the 2026 median sale price is £365,000, from 29 registered sales; the mean, the "average house price" most sites quote, is £369,200, sitting almost on top of it, so sales bunch tightly around the typical price.
EN9 1 prices by floor area
The last five years of sales put EN9 1 at roughly £4,790 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so EN9 1 trades 28% above the country as a whole.
EN9 1's median sold price, 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 | £365,000 | £365,000 | 29 |
| 2025 | £369,000 | £377,824 | 118 |
| 2024 | £375,000 | £398,702 | 112 |
| 2023 | £374,800 | £411,814 | 82 |
| 2022 | £365,000 | £428,004 | 139 |
| 2021 | £340,000 | £430,484 | 158 |
| 2020 | £350,000 | £454,132 | 88 |
| 2019 | £324,000 | £424,686 | 142 |
| 2018 | £319,500 | £425,900 | 173 |
| 2017 | £310,000 | £422,809 | 133 |
| 2016 | £305,000 | £426,698 | 132 |
| 2015 | £279,000 | £394,227 | 148 |
| 2014 | £237,500 | £336,935 | 139 |
| 2013 | £225,000 | £323,753 | 124 |
| 2012 | £210,000 | £309,094 | 106 |
| 2011 | £202,500 | £305,697 | 101 |
| 2010 | £215,000 | £337,175 | 105 |
| 2009 | £180,000 | £289,352 | 79 |
| 2008 | £205,500 | £336,858 | 106 |
| 2007 | £192,500 | £326,534 | 201 |
| 2006 | £180,000 | £312,457 | 199 |
| 2005 | £155,000 | £275,838 | 172 |
| 2004 | £177,800 | £322,920 | 200 |
| 2003 | £165,000 | £303,970 | 161 |
| 2002 | £138,000 | £259,646 | 207 |
| 2001 | £110,200 | £211,854 | 206 |
| 2000 | £99,000 | £194,288 | 210 |
| 1999 | £89,500 | £178,369 | 217 |
| 1998 | £80,200 | £161,889 | 176 |
| 1997 | £75,000 | £153,810 | 203 |
| 1996 | £68,000 | £143,409 | 175 |
| 1995 | £60,000 | £130,431 | 106 |
In cash terms the typical EN9 1 home went from £60,000 in 1995 to £365,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 180%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 20% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the EN9 1 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 2002 (+25.2% on the year before); the weakest, 2005 (−12.8%). 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) | −1.1% | −3.4% |
| 5 years (since 2021) | +1.4% | −3.2% |
| 10 years (since 2016) | +1.8% | −1.5% |
| 20 years (since 2006) | +3.6% | +0.8% |
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.
The turnover behind the prices
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The register shows 29 EN9 1 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 195 sales a year before the financial crisis and 96 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.
What homes rent for around EN9 1
EN9 1 falls under Epping Forest, where the ONS puts the average private rent at £1,842 a month (May 2026 figures). The spread runs from £1,228 a month for a typical one-bed to £2,879 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Epping Forest
ONS Price Index of Private Rents, May 2026.
£1,842 a month is £22,104 a year, which against the £365,000 median sold price makes a gross yield of 6.1%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
How EN9 1 trades
This is a thin market: 29 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Against the EN9 district median, EN9 1 sits 9% lower, marking it as a cheaper pocket of the district.
Searches that land here, answered
People often arrive here having searched an exact postcode, such as EN9 1BY. No public median exists at that scale (a full postcode is only a dozen-odd homes), but every registered sale at those addresses is plotted on the live map, with this page as the wider context.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
EN9 1 (Nazeing): the questions that come up
How much did a house sell for in EN9 1 (Nazeing)?
Are property prices falling in EN9 1 (Nazeing)?
Is EN9 1 (Nazeing) a good place to buy a house?
Where do EN9 1 prices go next?
The record answers a different question than "what happens next": the median is up 7% over five years in cash but down 15% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in EN9 today
The live side of the market holds 51 homes at the moment, listed by 12 agents publishing to HomesIndex.
These cover the whole EN9 district, not just EN9 1: live asking prices are collected per district.
26% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- John Eliot Close, Nazeing, Waltham Abbey
- Highbridge Street, Waltham Abbey, Essex
- Barnard Acres, Nazeing, Waltham Abbey
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every EN9 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.
Bedroom by bedroom: EN prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the EN area. 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 | — | £525,000 | £690,000 (+31%) | £975,000 (+41%) | £1,359,000 (+39%) |
| Semi-detached | £402,625 | £470,000 (+17%) | £555,000 (+18%) | £720,000 (+30%) | £971,000 (+35%) |
| Terraced | £361,750 | £424,000 (+17%) | £480,000 (+13%) | £610,000 (+27%) | £830,000 (+36%) |
| Flat | £250,000 | £335,000 (+34%) | £469,000 (+40%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the EN area is the point: the same five years treated these districts very differently.
EN area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in EN9
Sector boundaries hide real price steps. The rest of EN9, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| EN9 2 | £507,000 | 18 |
| EN9 3 | £385,000 | 59 |
Zoom out to the full EN9 district report for the type split, monthly volumes and how EN9 compares with its neighbours.
Selling a home in EN9 1? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in EN9 1, use the average prices map for a rough value: zoom from EN9 1's shading down to the sold homes on your own street. The figures above are every recorded EN9 1 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim EN9 1.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to EN9 1. Free after a one click sign in.
The live map plots every individual EN9 1 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.