Feb 07, 2023 by HM

House prices in Epping (CM16 5)

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

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. 17, Coronation Hill, Epping, sold for £410,000 on Sep-2023. Given the internal area of 81 square metres, the price per sqm is £5,061.

England & Wales have been officially metric for many decades. However house price per square foot is sometimes prefered by those of sufficiently advanced age. They may want to convert metres 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 90 sales in Epping (CM16 5) that took place in the last two years.

Distribution of £ per sqm for Epping (CM16 5)
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.

That said, the spread of prices will give you a feel of the typical range to expect in Epping (CM16 5). Of the 90 transactions, half were sold for between £5,410 and £6,550 per square metre. Notably, only 25% of properties that sold recently were valued at more than £6,550m2. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

For the average, we calculate the 'median' or middle price. The median price per square metre in 'CM16 5' is £5,980. The table below shows how 'CM16 5' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
CM16 5 Epping £5,410m2 £5,980m2 £6,550m2
CM16 6 North Weald £4,540m2 £5,170m2 £6,190m2
CM16 7 Theydon Bois £5,530m2 £6,350m2 £7,160m2
CM16 4 Epping £5,240m2 £6,090m2 £7,040m2

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 scatter plot below for CM16 5 (Epping). From this one could infer a range of reasonable possible future price falls or rises. In the chart below, the red dashed line is the house price trend for CM16 5 and the blue dots are the individual property sales that inform this trend.

Price per square metre in Epping (CM16 5) over time
House price trends for Epping

Hover on any blue dot to see details of specific sales

Disclaimer: 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. Furthermore, I cannot guarantee the accuracy of any data shown. This information is based on sold prices and internal area data provided by Land Registry and other third parties - I do not verify the accuracy of the Epping data or any other data I am given.

Price map for Epping

I've just finished coding the map I link to below. 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. I will explain more about the methodology and create a key next week.

Property price heatmap for Epping
House price heatmap for Epping

Street level data

Street Avg size Avg £/m2 Recent sales
Buckingham Road, Epping, CM16 5A 113m2 £5,758 26
St Johns Road, Epping, CM16 5D 96m2 £6,020 19
Crows Road, Epping, CM16 5D 105m2 £5,862 17
Tower Road, Epping, CM16 5E 110m2 £6,751 14
Beaconfield Road, Epping, CM16 5A 89m2 £5,708 12
Severns Field, Epping, CM16 5A 113m2 £5,594 12
Shaftesbury Road, Epping, CM16 5B 91m2 £6,275 11
Rayfield, Epping, CM16 5A 93m2 £5,464 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 m2 £/m2
17, Coronation Hill, Epping £410,000
81 5,061
39, Albany Court, Epping £583,000
113 5,159
66, Buckingham Rd, Epping £401,000
65 6,169

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


HouseMetric is a hobby, created out of a desire to see data and analysis not present on any free to use website. It is still a work in progress and I'll add more stuff in the near future.