House prices in CM16 4 (Epping)

This article reveals price per square metre data and various charts to help you understand current housing market in 'CM16 4' (Epping) - statistics were last calculated on 30 June 2024.

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Defining 'CM16 4'

This analysis is limited to properties whose postcode starts with "CM16 4", this is also called the postcode sector. It is shown in red on the map above. There are no official names for postcode sectors so I've just labelled it Epping.

You can click on the map labels to change to a neighbouring sector, or you can enter a different postcode sector (e.g. CM23 4) below.

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FYI, a postcode sector is the full postcode without the last two letters.

Price per square metre

Knowing the average house price in Epping 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

E.g. 6 Honeysuckle Mews, 3a, Hemnall Street, Epping, sold for £470,000 on Apr-2024. Given the internal area of 66 square metres, the price per sqm is £7,121.

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 ;-) They may want to convert square meters on this page to square feet.

The chart below is called a histogram, it helps you see the distribution of this house price per sqm data. To make this chart we put the sales data into a series of £ per sqm 'buckets' (e.g. £6,700-£7,000, £7,000-£7,300, £7,300-£7,600 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 101 sales in Epping (CM16 4) that took place in the last two years.

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 Epping (CM16 4). Of the 101 transactions, half were sold for between £5,120 and £6,710 per square metre. The median, or 'middle', price per square metre in 'CM16 4' is £6,050. Notably, only 25% of properties that sold recently were valued at more than £6,710 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

Price map for Epping

Do have a look at the interactive price map I created. I find it useful and I am sure it will help you in exploring Epping. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values.

House price heatmap for Epping

Comparison with neighbouring postcode sectors

The table below shows how 'CM16 4' compares to neighbouring postcode sectors.

Postcode sector	Lower quartile	Middle quartile	Upper quartile
CM16 5 Epping	£5,480 sqm	£6,000 sqm	£6,410 sqm
CM16 4 Epping	£5,120 sqm	£6,050 sqm	£6,710 sqm
CM16 6 North Weald	£4,600 sqm	£5,250 sqm	£6,230 sqm
CM16 7 Theydon Bois	£5,650 sqm	£6,560 sqm	£7,320 sqm

Will Epping house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the chart below for CM16 4 (Epping) compared with both the wider area CM16 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

Download time series data as CSV (paying users only).

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.

Data from Land Registry comes in gradually over time. I update it every month but it takes about 5 months for the majority of sales for Epping to be recorded. Disclaimer: I do not verify and cannot guarantee the accuracy of any data shown. Outliers exist in the data, typically these are where the EPC registry records the internal area incorrectly, sometimes although very rarely the Land Registry price paid data can be wrong. The data provided throughout this website about Epping and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information.

Street level data

Street	Avg size	Avg £sqm	Recent sales
Hemnall Street, Epping, CM16 4L	82 sqm	£5,846	25
Woodland Grove, Epping, CM16 4N	48 sqm	£6,175	21
Hartland Road, Epping, CM16 4P	104 sqm	£5,486	16
Theydon Grove, Epping, CM16 4Q	156 sqm	£5,262	15
Station Road, Epping, CM16 4H	100 sqm	£6,717	12
Theydon Grove, Epping, CM16 4P	147 sqm	£5,721	12
Sunnyside Road, Epping, CM16 4J	84 sqm	£5,520	11
Kendal Avenue, Epping, CM16 4P	164 sqm	£5,543	11

Search for your street here.

Raw data

Our analysis of Epping 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 Honeysuckle Mews, 3a, Hemnall St, Epping	£470,000 Apr-2024	66	7,121
32 Pine View Manor, Hartland Rd, Epping	£400,000 Feb-2024	72	5,555
72, Madells, Epping	£367,500 Jan-2024	78	4,711

See the entire list of all sales in Epping (CM16 4) here.