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Nazeing market report EN9, Waltham Abbey
The EN9 (Nazeing) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 12,755 sales recorded by HM Land Registry in EN9 (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 data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 106 registered 2026 sales put the EN9 (Waltham Abbey) median at £400,000, up 5% on five years earlier, with a mean of £414,000, and by floor area homes here have averaged about £4,850 per square metre over the last five years. Everything rests on 12,755 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
EN9 is a postcode district covering Waltham Abbey, Nazeing, Upshire in Waltham Abbey. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where EN9 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 a home in EN9 sells for
Take the 106 registered 2026 sales in EN9 and the middle price, the median, is £400,000. The mean lands at £414,000, nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in EN9
Per square metre, EN9 homes have averaged around £4,850 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
The national median for England and Wales is £285,000, which puts EN9 40% above the country at large.
EN9's median sold price, 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 | £400,000 | £400,000 | 106 |
| 2025 | £405,000 | £414,685 | 315 |
| 2024 | £400,000 | £425,282 | 284 |
| 2023 | £400,000 | £439,502 | 242 |
| 2022 | £392,600 | £460,368 | 362 |
| 2021 | £380,000 | £481,129 | 433 |
| 2020 | £370,000 | £480,083 | 279 |
| 2019 | £335,000 | £439,105 | 316 |
| 2018 | £330,000 | £439,896 | 390 |
| 2017 | £345,000 | £470,545 | 372 |
| 2016 | £320,500 | £448,383 | 364 |
| 2015 | £286,500 | £404,825 | 407 |
| 2014 | £250,000 | £354,669 | 401 |
| 2013 | £227,500 | £327,350 | 335 |
| 2012 | £222,500 | £327,492 | 291 |
| 2011 | £223,500 | £337,399 | 244 |
| 2010 | £222,500 | £348,937 | 255 |
| 2009 | £198,000 | £318,287 | 223 |
| 2008 | £225,000 | £368,823 | 264 |
| 2007 | £212,500 | £360,459 | 604 |
| 2006 | £190,000 | £329,816 | 585 |
| 2005 | £185,000 | £329,225 | 458 |
| 2004 | £180,000 | £326,915 | 572 |
| 2003 | £171,500 | £315,945 | 509 |
| 2002 | £149,000 | £280,342 | 617 |
| 2001 | £127,000 | £244,151 | 669 |
| 2000 | £108,000 | £211,950 | 609 |
| 1999 | £91,000 | £181,358 | 526 |
| 1998 | £81,600 | £164,715 | 466 |
| 1997 | £75,000 | £153,810 | 460 |
| 1996 | £69,500 | £146,572 | 428 |
| 1995 | £65,000 | £141,300 | 369 |
In cash terms the typical EN9 home went from £65,000 in 1995 to £400,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 183%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 17% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the EN9 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 (+18.7% on the year before); the weakest, 2009 (−12.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.2% | −3.5% |
| 5 years (since 2021) | +1.0% | −3.6% |
| 10 years (since 2016) | +2.2% | −1.1% |
| 20 years (since 2006) | +3.8% | +1.0% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 31% of the typed total. A detached home currently trades at £535,000 against £255,000 for a flat, 2.1 times the price.
Median by property type, EN9
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 | £535,000 | 13 | 2,053 |
| Semi-detached | £478,800 | 34 | 3,319 |
| Terraced | £390,000 | 35 | 3,963 |
| Flats | £255,000 | 24 | 3,420 |
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 237 EN9 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 578 sales a year before the financial crisis and 262 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
EN9 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.
Set against the £400,000 median sold price, £1,842 a month is £22,104 a year, a gross yield of 5.5%: 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.
EN9 (Nazeing): the questions that come up
Are property prices falling in EN9 (Nazeing)?
Is EN9 (Nazeing) a good place to buy a house?
How much did a house sell for in EN9 (Nazeing)?
Are EN9 prices heading up or down?
The record answers a different question than "what happens next": the median is up 5% over five years in cash but down 17% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in EN9 now
Everything above is what homes in EN9 sold for. The live side of the market holds 51 homes at the moment, listed by 12 agents publishing to HomesIndex, at a typical asking price 31% above the EN9 median sold price.
Of everything listed here, 26% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- 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. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
EN9 ranks 6 of 11 in the EN 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, EN area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside EN9, 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 |
|---|---|---|
| EN9 1 | £365,000 | 29 |
| EN9 2 | £507,000 | 18 |
| EN9 3 | £385,000 | 59 |
How EN9 compares nearby
Same city, different markets. The neighbouring districts of the EN area, dearest first:
| District | Median | 5-year |
|---|---|---|
| EN4 | £600,000 | -6% |
| EN6 | £587,500 | +2% |
| EN2 | £585,000 | +17% |
| EN5 | £550,000 | -10% |
| EN7 | £500,000 | +9% |
| EN1 | £460,000 | +2% |
| EN10 | £447,500 | +3% |
| EN8 | £425,000 | +14% |
| EN9 (this report) | £400,000 | +5% |
| EN3 | £396,000 | +6% |
| EN11 | £395,000 | +7% |
Selling a home in EN9? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in EN9, open the average prices map and zoom from the EN9 shading down to the sold homes on your own street. Every recorded EN9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim EN9.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about EN9. Free, with a one click sign in.
See every individual EN9 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.