House prices in CM16 5 (Epping)

This article reveals price per square metre data and various charts to help you understand current housing market in Epping (CM16 5).

Defining 'CM16 5'

This analysis is limited to properties whose postcode starts with "CM16 5", 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.

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. 46, Buckingham Road, Epping, sold for £825,000 on Feb-2024. Given the internal area of 149 square metres, the price per sqm is £5,536.

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. £6,250-£6,500, £6,500-£6,750, £6,750-£7,000 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 79 sales in Epping (CM16 5) that took place in the last two years.

Distribution of £ per sqm for Epping
Distribution of £ per sqm house prices in Epping

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 5). Of the 79 transactions, half were sold for between £5,510 and £6,410 per square metre. The median, or 'middle', price per square metre in 'CM16 5' is £6,000. Notably, only 25% of properties that sold recently were valued at more than £6,410 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.

Property price heatmap for Epping
House price heatmap for Epping

Comparison with neighbouring postcode sectors

The table below shows how 'CM16 5' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
CM16 6 North Weald £4,600 sqm £5,320 sqm £6,290 sqm
CM16 7 Theydon Bois £5,730 sqm £6,600 sqm £7,330 sqm
CM16 5 Epping £5,510 sqm £6,000 sqm £6,410 sqm
CM16 4 Epping £5,250 sqm £6,050 sqm £6,770 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 5 (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.

Historic price per square metre in Epping,Epping
House price trends for Epping

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.

Most recent CM16 5 sales
Recent trends for Epping

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
Buckingham Road, Epping, CM16 5A 114 sqm £5,721 26
St Johns Road, Epping, CM16 5D 96 sqm £5,989 20
Tower Road, Epping, CM16 5E 110 sqm £6,822 15
Crows Road, Epping, CM16 5D 104 sqm £5,892 15
Beaconfield Road, Epping, CM16 5A 89 sqm £5,804 12
Rayfield, Epping, CM16 5A 92 sqm £5,575 12
Severns Field, Epping, CM16 5A 114 sqm £5,690 12
Mowbray Close, Epping, CM16 5A 123 sqm £4,937 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
46, Buckingham Rd, Epping £825,000
149 5,536
3, Ambrose Crescent, Epping £850,000
168 5,059
44, Highfield Green, Epping £535,000
85 6,294

See the entire list of all sales in Epping (CM16 5) here.


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.