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Nazeing market report EN9 2, Waltham Abbey
The EN9 2 (Nazeing) 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: 2,082 sales registered with HM Land Registry in EN9 2 (Waltham Abbey) 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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in EN9 2 (Waltham Abbey) sold for £507,000 in 2026, the median of 18 registered sales, down 7% on five years earlier. The mean was £510,500, and by floor area homes here have averaged about £5,040 per square metre over the last five years. The figures cover 2,082 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
EN9 2 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 2 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 2 sold prices: where the market stands
The 2026 median for EN9 2 is £507,000, taken from 18 registered sales. The mean, which is what most sites call the "average house price", is £510,500, practically level with it: prices here bunch tightly around the middle.
Price per square metre in EN9 2
A square metre of EN9 2 home has cost about £5,040 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Set against the £285,000 England and Wales median, EN9 2 sits 78% above the national market.
The price of a typical EN9 2 home, 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 | £507,000 | £507,000 | 18 |
| 2025 | £522,500 | £534,995 | 68 |
| 2024 | £535,000 | £568,815 | 57 |
| 2023 | £550,000 | £604,316 | 59 |
| 2022 | £525,000 | £615,622 | 59 |
| 2021 | £543,000 | £687,508 | 89 |
| 2020 | £580,000 | £752,562 | 55 |
| 2019 | £545,000 | £714,365 | 52 |
| 2018 | £432,500 | £576,531 | 56 |
| 2017 | £543,000 | £740,597 | 54 |
| 2016 | £445,000 | £622,559 | 70 |
| 2015 | £412,500 | £582,863 | 66 |
| 2014 | £375,000 | £532,003 | 67 |
| 2013 | £355,000 | £510,810 | 53 |
| 2012 | £300,200 | £441,857 | 46 |
| 2011 | £306,000 | £461,942 | 42 |
| 2010 | £290,200 | £455,108 | 50 |
| 2009 | £256,500 | £412,326 | 40 |
| 2008 | £310,000 | £508,155 | 51 |
| 2007 | £315,000 | £534,328 | 89 |
| 2006 | £295,000 | £512,082 | 99 |
| 2005 | £287,500 | £511,634 | 56 |
| 2004 | £295,000 | £535,778 | 73 |
| 2003 | £265,000 | £488,194 | 98 |
| 2002 | £227,500 | £428,039 | 99 |
| 2001 | £187,500 | £360,459 | 80 |
| 2000 | £164,500 | £322,831 | 74 |
| 1999 | £157,500 | £313,889 | 87 |
| 1998 | £130,000 | £262,414 | 61 |
| 1997 | £110,000 | £225,588 | 63 |
| 1996 | £96,000 | £202,460 | 89 |
| 1995 | £94,500 | £205,428 | 62 |
In cash terms the typical EN9 2 home went from £94,500 in 1995 to £507,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 147%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2020; the current median sits about 33% 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 2 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 2019 (+26.0% on the year before); the weakest, 2018 (−20.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.0% | −5.2% |
| 5 years (since 2021) | −1.4% | −5.9% |
| 10 years (since 2016) | +1.3% | −2.0% |
| 20 years (since 2006) | +2.7% | 0.0% |
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.
Transaction volumes
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.
The register shows 18 EN9 2 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 84 sales a year before the financial crisis and 52 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
How EN9 2 trades
This is a thin market: 18 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. 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 EN9, this sector trades 27% above the district median: one of the dearer corners of its district.
The rental side of EN9 2
For renting purposes EN9 2 sits in Epping Forest. The ONS average private rent there is £1,842 a month (May 2026). 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 £507,000 median sold price makes a gross yield of 4.4%. 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.
The questions people bring to EN9 2 (Nazeing)
A lot of searches that reach this page are full postcodes, EN9 2PD among them. A full postcode is a street segment of a dozen or so homes, below even sector level; the medians on this page are the context, and the live map shows every recorded sale at those exact addresses.
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.
Asked and answered: EN9 2 (Nazeing)
How much did a house sell for in EN9 2 (Nazeing)?
Are property prices falling in EN9 2 (Nazeing)?
Is EN9 2 (Nazeing) a good place to buy a house?
What happens to EN9 2 prices now?
That question has no honest answer, only evidence. The evidence: the median is down 7% over five years in cash but down 26% 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.
EN9's current homes for sale
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 2: 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
"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 EN9 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.
The price of an extra bedroom in EN
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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
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 1 | £365,000 | 29 |
| 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.
Before you sell in EN9 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in EN9 2, open the average prices map and zoom from the EN9 2 shading down to the sold homes on your own street. Every recorded EN9 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working EN9 2: the featured spot on this report is free for founding agents, one per district. Claim EN9 2.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about EN9 2. Free, with a one click sign in.
See every individual EN9 2 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.