Epping Forest
CM16 house prices in Epping Forest
Sold prices, council tax, schools, deprivation and planning for Epping Forest, from official UK data in one place.
Typical sold price
£536,000
Range £314,500–£976,500 · 250 real sales
- Real sales
- 250
HM Land Registry Price Paid Data, between 3 Oct 2025 and 21 Aug 2026.
Summary
House prices in CM16: the typical (median) sold price is £536,000, well above the UK average (£272,611) (UK House Price Index, July 2026). CM16 is an active market, with about 24 recorded sales a month. By property type, 27% were semi-detached homes (typically £585,000) and 26% were terraced homes (typically £490,000).
Data from HM Land Registry Price Paid Data, up to 28 August 2026.
Council tax on a Band D home there is £2,277 a year: Epping Forest's published charge for 2026-27.
Source: Council tax: Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities, Epping Forest, 2026-27.
Our take · opinion, not advice
Our take on CM16: steady sales, so price from the evidence
250 sales since October 2025 make CM16 a steady market, which is enough to price from, though not enough history for us to call a clear twelve-month direction.
If you are selling, with detached homes at £837,500 and flats at £332,500, the £314,500 to £976,500 spread is really several markets, so benchmark against near-identical homes, not the headline; sales arrive at a steady pace, so there is no need to rush to a low price.
Sell houseIf you are buying, on price, CM16 is well above the UK average, so compare any asking price with sold homes of the same type before you commit.
Before an offer goes in on any CM16 home, look at what has been applied for nearby (928 applications on record within 500 m), whether the home is at risk of flooding and council tax (Band D is £2,277 a year), and leave the title to your conveyancer.
With averages this broad, the free CM16 OfferCheck adds flood, crime, planning and council tax from the official sources.
Get OfferCheckOur opinion, drawn from the figures on this page: not advice and not a forecast. We earn from OfferCheck reports and from introducing sellers to cash buyers, so weigh it with that in mind (see our disclosure). We are not authorised or regulated by the FCA.
At a glance
CM16 in four numbers
The headline figures from the records below, each one real and dated.
Typical price
£536,000
HM Land Registry
Sales a month
23.6
Across 250 sales
Council tax, Band D
£2,277
A year
The data, honestly
House prices in CM16
These 250 sales are what every figure here rests on. The typical price is the middle sale.
By property type
Average house price in CM16 by property type
Detached homes have the highest typical price at £837,500, and flat / maisonette the lowest at £332,500.
See the figures
| Type | Sales | Typical | Range |
|---|---|---|---|
| Detached | 62 | £837,500 | £554,000–£1,219,500 |
| Semi-detached | 64 | £585,000 | £446,500–£867,000 |
| Terraced | 63 | £490,000 | £357,000–£676,000 |
| Flat / maisonette | 50 | £332,500 | £231,800–£423,000 |
HM Land Registry Price Paid Data, between 3 Oct 2025 and 21 Aug 2026.
24-month trend
Typical price by quarter in CM16
The quarterly typical price fell 3.2%, from £555,000 in Q4 2025 (103 sales) to £537,500 in Q3 2026 (30 sales).
See the figures
| Quarter | Typical price | Sales |
|---|---|---|
| Q4 2025 | £555,000 | 103 |
| Q1 2026 | £560,000 | 74 |
| Q2 2026 | £500,000 | 43 |
| Q3 2026 | £537,500 | 30 |
HM Land Registry Price Paid Data, between 3 Oct 2025 and 21 Aug 2026. Median of each quarter's recorded sales.
Range and mix
The spread of CM16 prices
How far prices run either side of the typical one, who owns what, and homes that have sold twice.
Price range
Where most CM16 homes sold
Eight in ten sales fell between £314,500 and £976,500, around a typical £536,000.
Lower and upper end are the 10th and 90th percentile of recorded sales.
HM Land Registry Price Paid Data, between 3 Oct 2025 and 21 Aug 2026.
Mix of homes
Who is selling in CM16
Semi-detached homes were 27% of recorded sales (64 of 239). 79% of sales were freehold and 21% leasehold.
Property type
- Detached26%
- Semi-detached27%
- Terraced26%
- Flat / maisonette21%
Tenure
- Freehold79%
- Leasehold21%
See the figures
197 freehold (79%) and 53 leasehold (21%) across the 250 most recent recorded sales in CM16. Leasehold is normal for flats; check the remaining lease term before you offer.
HM Land Registry Price Paid Data, between 3 Oct 2025 and 21 Aug 2026.
Source: HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. Real transactions, never estimates. All sales.
On the map
Where CM16 sits in Epping Forest
The pins are the 5 most recent recorded sales: real prices on real streets, not a valuation.
Latest sales
The most recent sales in CM16
81, BLENHEIM SQUARE, EPPING
Flat / maisonette · Leasehold · 21 Aug 2026
£300,000
11, BEULAH ROAD, EPPING
Detached · Freehold · 13 Aug 2026
£1,360,000
14, MOWBRAY CLOSE, EPPING
Terraced · Freehold · 12 Aug 2026
£700,000
9, GREEN CLOSE, EPPING
Semi-detached · Freehold · 11 Aug 2026
£520,000
15A, THORNHILL, EPPING
Other · Freehold · 10 Aug 2026
£400
Sources: HM Land Registry · postcodes.io / ONS · OpenStreetMap (© contributors). CM16 includes the Epping East ward.
In plain English
What the Epping Forest (CM16) numbers mean
- The headline number blends very different homes: detached homes sold for a typical £837,500 against £332,500 for flats: about 2.5 times as much. Use the figure for your type of home, not the mix.
- Prices here are widely spread: most sales fell between £314,500 and £976,500, so the median says little about any one home.
- This is an active district: about 24 recorded sales a month.
Based on 250 recorded sales between 3 October 2025 and 21 August 2026. HM Land Registry Price Paid Data, to 28 August 2026; page data refreshed 7 October 2026. Compared with the UK House Price Index. Written by Your Property Check (Check Labs Ltd, Birmingham) from this data. How we read the data · spotted a mistake? Tell us. Contains HM Land Registry data © Crown copyright and database right. UK House Price Index licensed under the Open Government Licence v3.0.
Area data
What else the records hold on CM16
Council tax and schools, each from the body that publishes it, with the sample it rests on stated beside it.
Council tax
What council tax costs in CM16
£2,277
Band D a year in Epping Forest, 2026-27: the benchmark band every English authority is compared on.
All bands
| Band | 1991 value | A year |
|---|---|---|
| A | up to £40,000 | £1,518 |
| B | £40,001–£52,000 | £1,771 |
| C | £52,001–£68,000 | £2,024 |
| D | £68,001–£88,000 | £2,277 |
| E | £88,001–£120,000 | £2,783 |
| F | £120,001–£160,000 | £3,289 |
| G | £160,001–£320,000 | £3,795 |
| H | over £320,000 | £4,554 |
These are Epping Forest's charges for 2026-27, the authority CM16 falls in, not an estimate for any individual home. A property's band is set by the Valuation Office Agency and we never guess it; look up a band on GOV.UK and read your row. Bands reflect what a home was worth on 1 April 1991, not today.
Source: Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities · 8 of 8 bands published for Epping Forest · data to 2026-27 financial year
Schools
Schools near CM16
7
open schools within 3 km, nearest Open Box Education Centre.
All schools
Open Box Education Centre
Independent schools · CM16 5DN
748 m
Not graded
Epping Primary School
Primary · Local authority maintained schools · CM16 5DU
984 m
Good · 2022
The Tower School
Special schools · CM16 4BA
1.0 km
Not graded
Coopersale and Theydon Garnon Church of England Voluntary Controlled Primary School
Primary · Local authority maintained schools · CM16 7QX
1.2 km
Good · 2017
Epping St John's Church of England School
Middle deemed secondary · Academies · CM16 5JB
1.5 km
Good · 2022
Ivy Chimneys Primary School
Primary · Academies · CM16 4EP
1.6 km
Good · 2013
Coopersale Hall School
Independent schools · CM16 7PE
1.8 km
Not graded
School data from the Department for Education “Get Information about Schools” (GIAS) and Ofsted inspection outcomes. Open Government Licence v3.0. The Ofsted grade shown is the last single overall grade on record (single grades were withdrawn in September 2024). Shows nearest schools by distance, not legal catchment areas. Distances are from the CM16 district centroid, not from any address.
Source: Department for Education: Get Information about Schools, with Ofsted grades · 7 open schools within 3 km, 4 with a grade on record
Area context
Planning and deprivation near CM16
What is being built nearby and how the area ranks, as context for the neighbourhood and never a judgement on a home.
Planning applications
Planning activity around CM16
928
applications within 500 m of the district centre, as last checked 25 July 2026.
Recent applications
EppingForest/EPF/1406/26Undecided
272 m
Single storey flat roof extension with parapet wall and part garage conversion.
Received 2026-07-20
EppingForest/EPF/1211/26Undecided
349 m
Approval of Details Reserved by Conditions 3 Written Scheme of Investigation and 4 External Finishes of EPF/0834/25 (Replacement of conservatory with side extension, and internal remodeling to basement and ground floors).
Received 2026-06-18
EppingForest/EPF/1216/26Undecided
478 m
Grade II Listed building consent for external repair to render.
Received 2026-06-18
EppingForest/EPF/0964/26Conditions
478 m
Approval of Details Reserved by Condition No. 3: External Finishes of EPF/2052/22 (Proposed 1 no. 3 storey and 1 no. 2 storey buildings to accommodate x 5 residential units (4, 1bed units and 1, 2 bed unit) with communal open space, landscaping and associated works).
Received 2026-05-18 · decided 2026-07-01
EppingForest/EPF/0972/26Undecided
487 m
Approval of Details Reserved by Condition No. 6: Construction Risk Assessment of EPF/2574/25 (Extension to the building, roof top plant, drainage and ancillary works/infrastructure).
Received 2026-05-15
EppingForest/EPF/0890/26Permitted
422 m
Epping Conservation Area T1: Laurel - Crown reduce height by up to 2m and spread by up to 1m. T2: Holly - Crown reduce height by up to 2m and spread by up to 1m. T3 Hazel - Crown reduce height by up to 2m and spread by up to 1m.
Received 2026-05-07
Applications are matched within 500 m of the CM16 district centroid, so this is activity in the area, not at any one address. Register wording and status are reproduced as the local planning authority published them. Showing 6 of 20 held; run a live planning search for CM16 for the current picture.
Source: Local planning authority records via PlanIt · 928 applications matched within 500 m of the district centre · data to 25 July 2026
Deprivation (IMD)
Area profile for CM16
Decile 7 of 10
Median across 12 sampled postcodes; 1 is the most deprived 10% of England, 10 the least.
Read the detail
Across the 12 sampled CM16 postcodes, deprivation runs decile 4 to decile 9, with a median of decile 7 of 10: where 1 is among the most deprived 10% of England and 10 the least deprived.
CM16 6SE, the sampled postcode sitting at that median: On the English Indices of Deprivation 2025, this postcode falls in decile 7 of 10, where 1 is among the most deprived 10% of England and 10 the least deprived. It's area context for the wider neighbourhood, not a judgement on any individual home.
Contains public sector information licensed under the Open Government Licence v3.0 (English Indices of Deprivation 2025, MHCLG). Deprivation is published for small areas (LSOAs), not for postcode districts, so CM16 spans several. We sampled 12 postcodes in CM16: the ones with the most recent recorded sales, up to a limit of 12. That is a convenience sample, not a random one, so it leans toward streets where homes are changing hands. 12 returned a row. It is context for the neighbourhood, never a judgement on any individual home. How we choose the sample.
Source: Ministry of Housing, Communities & Local Government. English Indices of Deprivation 2025 · 12 postcodes sampled of 12 checked · data to 2025 indices
Cost to run
Two sources, one table
What it costs to run a home in CM16, band by band
Epping Forest's council tax for 2026-27 set against the CM16 median sold price of £536,000 across 250 recorded sales: the annual running cost beside the purchase price, which neither source shows on its own.
| Band | 1991 valueVOA basis | A yearEpping Forest | A month÷ 12 | Of the median÷ £536,000 |
|---|---|---|---|---|
| A | up to £40,000 | £1,518 | £127 | 0.28% |
| B | £40,001–£52,000 | £1,771 | £148 | 0.33% |
| C | £52,001–£68,000 | £2,024 | £169 | 0.38% |
| D | £68,001–£88,000 | £2,277 | £190 | 0.42% |
| E | £88,001–£120,000 | £2,783 | £232 | 0.52% |
| F | £120,001–£160,000 | £3,289 | £274 | 0.61% |
| G | £160,001–£320,000 | £3,795 | £316 | 0.71% |
| H | over £320,000 | £4,554 | £380 | 0.85% |
The last column is the band's annual charge divided by the CM16 median sold price. A comparison of two published figures, not a rate anyone charges. It is not a mapping from price to band: a band records what a home was worth on 1 April 1991 and is set by the Valuation Office Agency, so it cannot be worked out from a 2020s sale price. Look up a specific band on GOV.UK. Instalment counts vary by authority, so the monthly column is simply the year over twelve.
Sources: HM Land Registry Price Paid Data: HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. Median across 250 recorded sales. · Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities, Epping Forest, 2026-27.
Address by address
Address by address
What individual homes in CM16 sold for
The 24 most recently sold doors of the 239 distinct addresses in the records we hold for CM16. Real recorded transactions: never estimates.
81, BLENHEIM SQUARE, EPPING
CM16 6FQ · Flat / maisonette · Leasehold · 1 recorded sale
£300,000
2026-08-21
11, BEULAH ROAD, EPPING
CM16 6RH · Detached · Freehold · 1 recorded sale
£1,360,000
2026-08-13
14, MOWBRAY CLOSE, EPPING
CM16 5AZ · Terraced · Freehold · 1 recorded sale
£700,000
2026-08-12
9, GREEN CLOSE, EPPING
CM16 6PS · Semi-detached · Freehold · 1 recorded sale
£520,000
2026-08-11
15A, THORNHILL, EPPING
CM16 6DN · Other · Freehold · 1 recorded sale
£400
2026-08-10
6, ELM CLOSE, EPPING
CM16 6PT · Terraced · Freehold · 1 recorded sale
£500,000
2026-08-06
4, SPRIGGS OAK, EPPING
CM16 6SE · Flat / maisonette · Leasehold · 1 recorded sale
£376,500
2026-08-06
52, GARNON MEAD, EPPING
CM16 7RW · Terraced · Freehold · 1 recorded sale
£385,000
2026-08-04
9, BROOKFIELD, EPPING
CM16 6NG · Semi-detached · Freehold · 1 recorded sale
£445,000
2026-07-31
60, LINDSEY STREET, EPPING
CM16 6RE · Semi-detached · Freehold · 1 recorded sale
£565,000
2026-07-31
83, HIGH ROAD, EPPING
CM16 6HW · Other · Freehold · 1 recorded sale
£650,000
2026-07-31
BRAMBLE END, 218, HIGH ROAD, EPPING
CM16 6EF · Detached · Freehold · 1 recorded sale
£705,000
2026-07-30
1, BALDOCKS ROAD, EPPING
CM16 7EB · Detached · Freehold · 1 recorded sale
£1,020,000
2026-07-28
107, BLENHEIM SQUARE, EPPING
CM16 6FQ · Semi-detached · Freehold · 1 recorded sale
£460,000
2026-07-28
53, HAMPDEN CLOSE, EPPING
CM16 6JX · Flat / maisonette · Leasehold · 1 recorded sale
£460,000
2026-07-28
77, THEYDON PARK ROAD, EPPING
CM16 7LR · Detached · Freehold · 2 recorded sales
£900,000
2026-07-23
LAUREL COURT, 21A, STATION ROAD, EPPING
CM16 4HG · Flat / maisonette · Leasehold · 2 recorded sales
£350,000
2026-07-23
THEYDON HALL FARM, ABRIDGE ROAD, EPPING
CM16 7NR · Terraced · Freehold · 2 recorded sales
£555,000
2026-07-22
9, CHEVELY CLOSE, EPPING
CM16 7RL · Detached · Freehold · 1 recorded sale
£770,000
2026-07-21
WINTRY MEWS, 37, THORNWOOD ROAD, EPPING
CM16 6SY · Flat / maisonette · Leasehold · 1 recorded sale
£383,000
2026-07-21
11, BOLEYN ROW, EPPING
CM16 6FF · Semi-detached · Freehold · 1 recorded sale
£800,000
2026-07-16
5, BOLEYN ROW, EPPING
CM16 6FF · Detached · Freehold · 1 recorded sale
£1,200,000
2026-07-16
72, BEAMISH CLOSE, EPPING
CM16 6JW · Terraced · Freehold · 1 recorded sale
£415,000
2026-07-13
3, HOWS MEAD, EPPING
CM16 6HB · Semi-detached · Freehold · 1 recorded sale
£590,000
2026-07-13
Source: HM Land Registry Price Paid Data. HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. Addresses come from recorded sales since 1995, so homes that have never sold do not appear. 0 of these 24 doors resolve to a confident property record and link through; the rest are listed without a link. We match a door to a property record only where the match is certain, never by guessing.
Questions, answered
The CM16 report: your questions
What is the average house price in CM16?
What does each type of home cost in CM16?
How much is council tax in CM16?
Which schools are near CM16?
How up to date are the CM16 sold prices?
Is CM16 a deprived area?
Have there been planning applications near CM16?
Can I see what an individual address in CM16 sold for?
Does CM16 cover my exact street?
Preview of the paid report
What the report adds
The free page above is the district. The OfferCheck report goes to the home you are buying.
- Which flags matter for a home
- Flood risk detail
- Planning applications list
- Crime breakdown
- Questions to ask the seller
Placeholder rows only. Nothing is shown until you unlock it.
Nearby
Postcode districts near CM16
The closest districts to CM16 by straight-line distance between district centres.
- House prices in CM18 (Harlow) 3.8 miles
- House prices in IG10 (Loughton) 4.3 miles
- House prices in RM4 (Romford) 4.4 miles
- House prices in EN9 (Waltham Abbey) 4.5 miles
- House prices in CM19 (Harlow) 4.6 miles
- House prices in CM17 (Harlow) 5.2 miles
- House prices in CM20 (Harlow) 5.2 miles
- House prices in CM5 (Ongar) 5.7 miles
Free tool
Council tax bands in CM16Free tool
Schools near CM16Free tool
Planning applications in CM16
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PropertyCheck IQ plus sold prices, crime, flood, council tax, planning, schools and EPC for CM16, every figure sourced, in one report.
Data sources
Every CM16 figure is official and dated
Real recorded data from the UK's official registers, never an estimated valuation.
- HM Land RegistrySold prices
- MHCLGCouncil tax & deprivation
- Department for Education · OfstedSchools
- Local planning authoritiesPlanning applications
- Police.UKStreet-level crime
- Environment AgencyFlood risk
- postcodes.io · ONSGeography
Sources: HM Land Registry Price Paid Data · Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities · Department for Education: Get Information about Schools, with Ofsted grades · Ministry of Housing, Communities & Local Government. English Indices of Deprivation 2025 · Local planning authority records via PlanIt · Police.UK · Environment Agency · postcodes.io / ONS. HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. All figures are real, attributed and carry the sample they rest on: never estimates, never a valuation. All sales · Get Free Valuation · About Your Property Check.