Epping Forest
CM16 house prices in Epping Forest
The median sold price in CM16 between 29 Aug 2025 and 22 Jul 2026 was £538,500 across 250 recorded sales. CM16 covers part of Epping Forest around the Epping East ward. Sold prices, council tax, schools, deprivation and planning for this district — from official UK data, in one place.
Get the CM16 OfferCheckTypical sold price
£538,500
Range £319,500–£1,000,000 · 250 real sales
HM Land Registry Price Paid Data, between 29 Aug 2025 and 22 Jul 2026. Real recorded sales — not estimates. Scroll for the map, trend and breakdown.
The median sold price in CM16, Epping Forest, was £538,500 across 250 recorded sales between 29 Aug 2025 and 22 Jul 2026. Council tax on a Band D home there is £2,277 a year — Epping Forest's published charge for 2026-27.
Source: HM Land Registry Price Paid Data. HM Land Registry Price Paid Data to 31 July 2026. Updated monthly. Council tax: Ministry of Housing, Communities & Local Government — Council Tax levels set by local authorities, Epping Forest, 2026-27. Real recorded transactions — we never publish an estimated valuation.
On the map
Where CM16 sits in Epping Forest
Latest sales
The most recent sales in CM16
THEYDON HALL FARM, ABRIDGE ROAD, EPPING
Terraced · Freehold · 22 Jul 2026
£555,000
11, BOLEYN ROW, EPPING
Semi-detached · Freehold · 16 Jul 2026
£800,000
72, BEAMISH CLOSE, EPPING
Terraced · Freehold · 13 Jul 2026
£415,000
113, WOODLAND GROVE, EPPING
Flat / maisonette · Leasehold · 10 Jul 2026
£310,000
LAUREL COURT, 21A, STATION ROAD, EPPING
Flat / maisonette · Leasehold · 3 Jul 2026
£360,000
Sources: HM Land Registry · postcodes.io / ONS · OpenStreetMap (© contributors)
The data, honestly
CM16 sold prices at a glance
Typical price
£538,500
Lower end
£319,500
Upper end
£1,000,000
Sample size
250 sales
24-month trend
Typical price by quarter — CM16
By property type
What each type sells for — CM16
Tenure mix
Freehold vs leasehold — CM16
200 freehold (80%)
50 leasehold (20%)
2 new-build sales
Across the 250 most recent recorded sales in CM16. Leasehold is normal for flats; check the remaining lease term before you offer.
Source: HM Land Registry Price Paid Data to 31 July 2026. Updated monthly. Real transactions — never estimates. See every CM16 sale.
Area data
What else the records hold on CM16
Council tax, schools, area deprivation and planning activity for this district — each from the body that publishes it, with the sample it rests on stated beside it.
Council tax
What council tax costs in CM16
Band D · Epping Forest · 2026-27
£2,277
a year — the benchmark band every English authority is compared on.
| Band | 1991 value | A year |
|---|---|---|
| A | up to £40,000 | £1,518 |
| B | £40,001–£52,000 | £1,771 |
| C | £52,001–£68,000 | £2,024 |
| D | £68,001–£88,000 | £2,277 |
| E | £88,001–£120,000 | £2,783 |
| F | £120,001–£160,000 | £3,289 |
| G | £160,001–£320,000 | £3,795 |
| H | over £320,000 | £4,554 |
These are Epping Forest's charges for 2026-27, the authority CM16 falls in — not an estimate for any individual home. A property's band is set by the Valuation Office Agency and we never guess it; look up a band on GOV.UK and read your row. Bands reflect what a home was worth on 1 April 1991, not today.
Source: Ministry of Housing, Communities & Local Government — Council Tax levels set by local authorities · 8 of 8 bands published for Epping Forest · data to 2026-27 financial year
Schools
Schools near CM16
Open Box Education Centre
Independent schools · CM16 5DN
748 m
Not graded
Epping Primary School
Primary · Local authority maintained schools · CM16 5DU
984 m
Good · 2022
The Tower School
Special schools · CM16 4BA
1.0 km
Not graded
Coopersale and Theydon Garnon Church of England Voluntary Controlled Primary School
Primary · Local authority maintained schools · CM16 7QX
1.2 km
Good · 2017
Epping St John's Church of England School
Middle deemed secondary · Academies · CM16 5JB
1.5 km
Good · 2022
Ivy Chimneys Primary School
Primary · Academies · CM16 4EP
1.6 km
Good · 2013
Coopersale Hall School
Independent schools · CM16 7PE
1.8 km
Not graded
School data from the Department for Education “Get Information about Schools” (GIAS) and Ofsted inspection outcomes — Open Government Licence v3.0. The Ofsted grade shown is the last single overall grade on record (single grades were withdrawn in September 2024). Shows nearest schools by distance, not legal catchment areas. Distances are from the CM16 district centroid, not from any address.
Source: Department for Education — Get Information about Schools, with Ofsted grades · 7 open schools within 3 km, 4 with a grade on record
Planning applications
Planning activity around CM16
EppingForest/EPF/1406/26Undecided
272 m
Single storey flat roof extension with parapet wall and part garage conversion.
Received 2026-07-20
EppingForest/EPF/1211/26Undecided
349 m
Approval of Details Reserved by Conditions 3 Written Scheme of Investigation and 4 External Finishes of EPF/0834/25 (Replacement of conservatory with side extension, and internal remodeling to basement and ground floors).
Received 2026-06-18
EppingForest/EPF/1216/26Undecided
478 m
Grade II Listed building consent for external repair to render.
Received 2026-06-18
EppingForest/EPF/0964/26Conditions
478 m
Approval of Details Reserved by Condition No. 3: External Finishes of EPF/2052/22 (Proposed 1 no. 3 storey and 1 no. 2 storey buildings to accommodate x 5 residential units (4, 1bed units and 1, 2 bed unit) with communal open space, landscaping and associated works).
Received 2026-05-18 · decided 2026-07-01
EppingForest/EPF/0972/26Undecided
487 m
Approval of Details Reserved by Condition No. 6: Construction Risk Assessment of EPF/2574/25 (Extension to the building, roof top plant, drainage and ancillary works/infrastructure).
Received 2026-05-15
EppingForest/EPF/0890/26Permitted
422 m
Epping Conservation Area T1: Laurel - Crown reduce height by up to 2m and spread by up to 1m. T2: Holly - Crown reduce height by up to 2m and spread by up to 1m. T3 Hazel - Crown reduce height by up to 2m and spread by up to 1m.
Received 2026-05-07
Applications are matched within 500 m of the CM16 district centroid, so this is activity in the area, not at any one address. Register wording and status are reproduced as the local planning authority published them. Showing 6 of 20 held; run a live planning search for CM16 for the current picture.
Source: Local planning authority records via PlanIt · 928 applications matched within 500 m of the district centre · data to 25 July 2026
Deprivation (IMD)
Area profile for CM16
Across the 12 sampled CM16 postcodes, deprivation runs decile 4 to decile 9, with a median of decile 8 of 10 — where 1 is among the most deprived 10% of England and 10 the least deprived.
CM16 4EP, the sampled postcode sitting at that median: On the English Indices of Deprivation 2025, this postcode falls in decile 8 of 10 — where 1 is among the most deprived 10% of England and 10 the least deprived. It's area context for the wider neighbourhood, not a judgement on any individual home.
Contains public sector information licensed under the Open Government Licence v3.0 (English Indices of Deprivation 2025, MHCLG). Deprivation is published for small areas (LSOAs), not for postcode districts, so CM16 spans several. We sampled 12 postcodes in CM16 that have recorded sales and 12 returned a row. It is context for the neighbourhood, never a judgement on any individual home.
Source: Ministry of Housing, Communities & Local Government — English Indices of Deprivation 2025 · 12 postcodes sampled of 12 checked · data to 2025 indices
Two sources, one table
What it costs to run a home in CM16, band by band
Epping Forest's council tax for 2026-27 set against the CM16 median sold price of £538,500 across 250 recorded sales — the annual running cost beside the purchase price, which neither source shows on its own.
| Band | 1991 valueVOA basis | A yearEpping Forest | A month÷ 12 | Of the median÷ £538,500 |
|---|---|---|---|---|
| A | up to £40,000 | £1,518 | £127 | 0.28% |
| B | £40,001–£52,000 | £1,771 | £148 | 0.33% |
| C | £52,001–£68,000 | £2,024 | £169 | 0.38% |
| D | £68,001–£88,000 | £2,277 | £190 | 0.42% |
| E | £88,001–£120,000 | £2,783 | £232 | 0.52% |
| F | £120,001–£160,000 | £3,289 | £274 | 0.61% |
| G | £160,001–£320,000 | £3,795 | £316 | 0.70% |
| H | over £320,000 | £4,554 | £380 | 0.85% |
The last column is the band's annual charge divided by the CM16 median sold price — a comparison of two published figures, not a rate anyone charges. It is not a mapping from price to band: a band records what a home was worth on 1 April 1991 and is set by the Valuation Office Agency, so it cannot be worked out from a 2020s sale price. Look up a specific band on GOV.UK. Instalment counts vary by authority, so the monthly column is simply the year over twelve.
Sources: HM Land Registry Price Paid Data — HM Land Registry Price Paid Data to 31 July 2026. Updated monthly. Median across 250 recorded sales. · Ministry of Housing, Communities & Local Government — Council Tax levels set by local authorities, Epping Forest, 2026-27.
Address by address
What individual homes in CM16 sold for
The 24 most recently sold doors of the 238 distinct addresses in the records we hold for CM16. Real recorded transactions — never estimates.
THEYDON HALL FARM, ABRIDGE ROAD, EPPING
CM16 7NR · Terraced · Freehold · 2 recorded sales
£555,000
2026-07-22
11, BOLEYN ROW, EPPING
CM16 6FF · Semi-detached · Freehold · 1 recorded sale
£800,000
2026-07-16
72, BEAMISH CLOSE, EPPING
CM16 6JW · Terraced · Freehold · 1 recorded sale
£415,000
2026-07-13
113, WOODLAND GROVE, EPPING
CM16 4NF · Flat / maisonette · Leasehold · 1 recorded sale
£310,000
2026-07-10
LAUREL COURT, 21A, STATION ROAD, EPPING
CM16 4HG · Flat / maisonette · Leasehold · 1 recorded sale
£360,000
2026-07-03
38, FOREST GLADE, EPPING
CM16 6LD · Detached · Freehold · 1 recorded sale
£975,000
2026-07-02
78, IVY CHIMNEYS, EPPING
CM16 4EP · Semi-detached · Freehold · 1 recorded sale
£705,000
2026-07-01
37, TEMPEST MEAD, EPPING
CM16 6DY · Detached · Freehold · 1 recorded sale
£1,000,000
2026-06-26
29, SLADE END, EPPING
CM16 7EP · Detached · Leasehold · 1 recorded sale
£400,000
2026-06-26
6, OAK ROAD, EPPING
CM16 5DJ · Terraced · Freehold · 1 recorded sale
£762,500
2026-06-26
66, TEMPEST MEAD, EPPING
CM16 6DY · Detached · Freehold · 1 recorded sale
£725,000
2026-06-26
30, CHAPEL ROAD, EPPING
CM16 5DS · Terraced · Freehold · 1 recorded sale
£630,000
2026-06-17
15, QUEENS ROAD, EPPING
CM16 6JE · Semi-detached · Freehold · 1 recorded sale
£657,000
2026-06-12
112, THORNHILL, EPPING
CM16 6DP · Terraced · Freehold · 1 recorded sale
£450,000
2026-06-11
19, HAMPDEN CLOSE, EPPING
CM16 6JX · Semi-detached · Freehold · 1 recorded sale
£268,000
2026-06-10
6, BLENHEIM WAY, EPPING
CM16 6FL · Semi-detached · Freehold · 1 recorded sale
£440,000
2026-06-10
2, WOODLAND GROVE, EPPING
CM16 4NE · Flat / maisonette · Leasehold · 1 recorded sale
£327,000
2026-06-09
TENNYSON HOUSE, ADDISON COURT, EPPING
CM16 4FF · Flat / maisonette · Leasehold · 3 recorded sales
£320,000
2026-06-08
BOWER COURT, BOWER HILL, EPPING
CM16 7AA · Flat / maisonette · Leasehold · 3 recorded sales
£380,000
2026-06-01
3, BEAMISH CLOSE, EPPING
CM16 6JN · Semi-detached · Freehold · 1 recorded sale
£450,000
2026-06-01
95A, BEAMISH CLOSE, EPPING
CM16 6JW · Detached · Freehold · 1 recorded sale
£518,000
2026-06-01
57, BEAMISH CLOSE, EPPING
CM16 6JW · Semi-detached · Freehold · 1 recorded sale
£551,000
2026-05-28
THEYDON GATE, STATION APPROACH, EPPING
CM16 7HS · Flat / maisonette · Leasehold · 2 recorded sales
£362,500
2026-05-28
19, WELLINGTON ROAD, EPPING
CM16 6JU · Semi-detached · Freehold · 1 recorded sale
£385,000
2026-05-26
Source: HM Land Registry Price Paid Data. HM Land Registry Price Paid Data to 31 July 2026. Updated monthly. Addresses come from recorded sales since 1995, so homes that have never sold do not appear. 0 of these 24 doors resolve to a confident property record and link through; the rest are listed without a link — we match a door to a property record only where the match is certain, never by guessing.
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PropertyCheck IQ plus sold prices, crime, flood, council tax, planning, schools and EPC for CM16 — every figure sourced, in one report.
Data you can trust
Every CM16 figure is official, sourced and dated
We never show estimated “valuations” or magic numbers — just real recorded data from the UK's official registers, refreshed continuously.
- HM Land RegistrySold prices
- MHCLGCouncil tax & deprivation
- Department for Education · OfstedSchools
- Local planning authoritiesPlanning applications
- Police.UKStreet-level crime
- Environment AgencyFlood risk
- postcodes.io · ONSGeography
Questions, answered
The CM16 report: your questions
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Nearby
Postcode districts near CM16
The closest districts to CM16 by straight-line distance between district centres — not the next letter of the alphabet.
- House prices in CM18 (Harlow) 3.8 miles
- House prices in IG10 (Loughton) 4.3 miles
- House prices in RM4 (Romford) 4.4 miles
- House prices in EN9 (Waltham Abbey) 4.5 miles
- House prices in CM19 (Harlow) 4.6 miles
- House prices in CM17 (Harlow) 5.2 miles
- House prices in CM20 (Harlow) 5.2 miles
- House prices in CM5 (Ongar) 5.7 miles
Where this comes from
Sources: HM Land Registry Price Paid Data · Ministry of Housing, Communities & Local Government — Council Tax levels set by local authorities · Department for Education — Get Information about Schools, with Ofsted grades · Ministry of Housing, Communities & Local Government — English Indices of Deprivation 2025 · Local planning authority records via PlanIt · Police.UK · Environment Agency · postcodes.io / ONS. HM Land Registry Price Paid Data to 31 July 2026. Updated monthly. All figures are real, attributed and carry the sample they rest on — never estimates, never a valuation. Every CM16 sale in the lookup tool · About Your Property Check.