House prices in CM16 4 (Epping)

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

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

£ per sqft = price ÷ internal area

E.g. Coppice, Kendal Avenue, Epping, sold for £1,875,000 on May-2024. Given the internal area of 2,927 square feet, the price per sqft is £640.

England & Wales have been officially metric for many decades. Convert this site to square meters.

The chart below is called a histogram, it helps you see the distribution of this house price per sqft data. To make this chart we put the sales data into a series of £ per sqft 'buckets' (e.g. £664-£696, £696-£729, £729-£761 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 83 sales in Epping (CM16 4) that took place in the last two years.

Generate a custom chart 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 Epping (CM16 4). Of the 83 transactions, half were sold for between £494 and £643 per square foot. The median, or 'middle', price per square foot in 'CM16 4' is £574. Notably, only 25% of properties that sold recently were valued at more than £643 sqft. 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	£496 sqft	£552 sqft	£610 sqft
CM16 4 Epping	£494 sqft	£574 sqft	£643 sqft
CM16 6 North Weald	£436 sqft	£490 sqft	£579 sqft
CM16 7 Theydon Bois	£502 sqft	£574 sqft	£663 sqft

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 £sqft	Recent sales
Hemnall Street, Epping, CM16 4L	882 sqft	£560	26
Woodland Grove, Epping, CM16 4N	516 sqft	£576	19
Hartland Road, Epping, CM16 4P	0 sqft	£509	16
Theydon Grove, Epping, CM16 4Q	0 sqft	£491	15
Sunnyside Road, Epping, CM16 4J	904 sqft	£520	12
Kendal Avenue, Epping, CM16 4P	0 sqft	£525	12
Theydon Grove, Epping, CM16 4P	0 sqft	£541	11
Centre Drive, Epping, CM16 4J	990 sqft	£583	10

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	sqft	£/sqft
Coppice, Kendal Avenue, Epping	£1,875,000 May-2024	2,927	640
9, Sunnyside Rd, Epping	£565,000 May-2024	925	610
152, Woodland Grove, Epping	£250,000 Apr-2024	430	580

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