House prices in CM16 (Epping)

Price per square metre data and charts to help you understand the housing market in CM16 - stats were last calculated on 01 December 2025.

Defining 'CM16'

This analysis is limited to properties whose postcode starts with "CM16", this is also called the postcode district. There are no official postcode district names so I've just labelled it CM16, Epping. It is shown in red on the map below.

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Price per square metre

Knowing the average house price in CM16 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in October 2025, 6 Empire House, 134a, High Street, Epping, CM16 4AG sold for £375,000. Given the internal area of 77 square metres recorded on the EPC, the price per sqm is £375,000 ÷ 77 sqm = £4,870.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). It is a huge pain to code the automatic conversion for square meters to square feet for all the graphs and charts on CM16 and elsewhere. All the conditionals turn my tidy code for into spaghetti. I will get around to it at some point, but for now you can just divide everything by 10 in your head, move a decimal place and you'll be close enough. If you want to be more precise 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for houses vs flats in CM16

The chart above is called a histogram, it helps you see the distribution of house price per sqm in CM16 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £6,250 to £6,500, £6,500 to £6,750, £6,750 to £7,000 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 576 sales that took place in CM16, in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in CM16, Epping. Notably, only 25% of properties that sold recently were valued at more than £6,650 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of CM16 homes.

Box plot of £ per sqm for CM16

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. Epping. The chart above shows a boxplot for 'CM16' as well as the 'CM' postcode area.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'CM16' is £5,910.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 576 transactions in CM16, Epping half were sold for between £5,130 and £6,650 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 576 for CM16, Epping.

    • Property price map for Epping

    Have a look at the interactive price map I created for myself. Use it to explore 'CM16' house prices all the way down to individual property plots.

    Property price heatmap for Epping
    House price map for Epping

    Will CM16 house prices drop in 2025?

    House prices in CM16 fell -1.8% in the last year, -5.6% after inflation. Whether or not this trend will continue depends on many factors, such as wage growth, net migration, interest rates and the level of house building. No one can predict these things with certainty however we can plot the historic trends in house prices in CM16 (Epping) compared with the wider postcode area 'CM'.You can extrapolate from this based on your own views.

    House price index for CM16

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'CM16' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in CM16 and is set to 100 in 2004. The chart compares trends for CM16, Epping against those of the broader postcode area 'CM'. What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Epping Forest local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for CM16
    CM area CM16 district
    Nominal Real Nominal Real
    20 yr per annum 3.3% 0.5% 3.5% 0.7%
    20 yr total 91.2% 10.8% 100.2% 16.1%
    10 yr per annum 3.1% -0.1% 2.6% -0.5%
    10 yr total 35.2% -0.7% 29.0% -5.3%
    5 yr per annum 2.2% -2.2% 1.6% -2.8%
    5 yr total 11.3% -10.8% 8.4% -13.1%
    1 yr per annum 1.7% -2.2% -1.8% -5.6%
    1 yr total 1.7% -2.2% -1.8% -5.6%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, CM area have seen a 0.5% annual change when adjusted for inflation. This translates to a total change of 10.8% in real terms.
    • Over the past 5 years, CM16 district have seen a -2.8% annual change when adjusted for inflation. This translates to a total change of -13.1% in real terms.

    Most recent CM16 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    Hemnall Street, , CM16 4L 83 sqm £6,293 29
    Buckingham Road, , CM16 5A 111 sqm £5,931 23
    Woodland Grove, , CM16 4N 47 sqm £6,257 22
    Bower Hill, , CM16 7A 108 sqm £5,874 20
    Fairfield Road, , CM16 6S 99 sqm £6,571 19
    St Johns Road, , CM16 5D 96 sqm £6,221 19
    Crows Road, , CM16 5D 104 sqm £5,981 17
    Kings Wood Park, , CM16 6F 149 sqm £5,397 15

    Search for your street here.

    Nearby geographies

    The table below shows how 'CM16' compares to the other postcode districts nearby 'CM16'.

    District Lower quartile Median Upper quartile Sales in last 2yr
    RM4 Abridge £4,550 sqm £5,240 sqm £6,150 sqm 115
    IG10 Loughton £5,390 sqm £6,090 sqm £6,730 sqm 916
    EN9 Waltham Abbey £4,130 sqm £4,690 sqm £5,380 sqm 559
    CM9 Heybridge £3,660 sqm £4,240 sqm £4,770 sqm 972
    CM8 Witham £3,460 sqm £3,960 sqm £4,540 sqm 998
    CM77 Great Notley £3,490 sqm £3,970 sqm £4,520 sqm 373
    CM7 Braintree £3,200 sqm £3,800 sqm £4,340 sqm 1,495
    CM6 Dunmow £3,670 sqm £4,260 sqm £4,850 sqm 979
    CM5 Ongar £4,320 sqm £5,070 sqm £5,810 sqm 246
    CM4 Stock £4,900 sqm £5,630 sqm £6,510 sqm 340

    Raw data

    Our analysis of CM16 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    6 Empire House, 134a, High St, £375,000
    Oct-2025
    		 77 4,870
    17, Green Close, £434,000
    Oct-2025
    		 69 6,289
    71, Beaconfield Rd, £515,000
    Oct-2025
    		 71 7,253

    See the entire list of all sales in CM16 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.