Key indicators for buyers
The CM16 market presents a mixed picture for buyers. Prices are rising at 4.4%, which may favour acting sooner rather than later. Affordability has improved from a peak of 15.4x in 2021 to 12.4x today. Rising rents (£1,815/mo, +6.3%) mean the cost of waiting is real.
Yearly averages · HM Land Registry Price Paid Data
2026averages · HM Land Registry Price Paid Data
House price ÷ median earnings · ONS data
Affordability data shown for wider Epping Forest area
A home in Epping Forest costs 12.4x the local median salary — very stretched, improving from a peak of 15.4x in 2021.
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Epping Forest area
Average monthly rent in Epping Forest is £1,815, up 6.3% year-on-year. Rents have risen consistently over the past five years.
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Epping Forest price of £674,660 with a 25% deposit (£169k), a 2-year fixed mortgage at 3.97% costs around £2,662 per month.
Monthly cost comparison based on current data
Uses CM16 avg. price with Epping Forest rental data
Monthly mortgage payments (£2,662) are £847 more than renting (£1,815). However, buying requires an upfront deposit of £169k — it would take around 19 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
24, YORK ROAD, NORTH WEALD CM16 6HU | Terraced | £350,000 | 15 Jan 2026 |
164, HIGH ROAD, NORTH WEALD CM16 6BZ | Detached | £792,500 | 9 Jan 2026 |
30, TOWER ROAD CM16 5EL | Detached | £1,005,000 | 9 Jan 2026 |
6B, WOODBERRY DOWN CM16 6RJ | Semi-detached | £755,800 | 6 Jan 2026 |
58, HIGHAM VIEW, NORTH WEALD CM16 6DD | Semi-detached | £470,000 | 6 Jan 2026 |
7, CUNNINGHAM RISE, NORTH WEALD CM16 6JR | Flat/Maisonette | £230,000 | 19 Dec 2025 |
2, PARK CLOSE, NORTH WEALD CM16 6BP | Semi-detached |
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.
The average property in CM16 sold for £674,660 in 2026, with a median of £755,800 across 5 transactions. Prices rose 4.4% compared to the previous year.
| £690,000 |
| 19 Dec 2025 |
59, LOWER SWAINES CM16 5ES | Semi-detached | £580,000 | 19 Dec 2025 |
22, BOWER VALE CM16 7AS | Terraced | £510,000 | 19 Dec 2025 |
STONELEIGH, HEMNALL STREET CM16 4LR | Semi-detached | £565,000 | 19 Dec 2025 |
FLAT 11, SPRIGGS COURT, PALMERS HILL CM16 6SD | Flat/Maisonette | £335,000 | 19 Dec 2025 |
IVY COTTAGE, EPPING GREEN CM16 6PX | Flat/Maisonette | £570,000 | 18 Dec 2025 |
FLAT 2, THEYDON GATE, STATION APPROACH, THEYDON BOIS CM16 7HS | Flat/Maisonette | £315,000 | 17 Dec 2025 |
82, THORNHILL, NORTH WEALD CM16 6DP | Detached | £537,000 | 15 Dec 2025 |
26, GARNON MEAD, COOPERSALE CM16 7RN | Flat/Maisonette | £295,500 | 12 Dec 2025 |
63, YORK ROAD, NORTH WEALD CM16 6HT | Terraced | £340,000 | 12 Dec 2025 |
3, THRIFTS HALL FARM MEWS, ABRIDGE ROAD, THEYDON BOIS CM16 7NL | Semi-detached | £905,000 | 12 Dec 2025 |
37, ALLNUTTS ROAD CM16 7BE | Terraced | £555,000 | 12 Dec 2025 |
28, LINCOLNS FIELD CM16 5DZ | Terraced | £650,000 | 12 Dec 2025 |
26, CHURCH LANE, NORTH WEALD CM16 6JT | Terraced | £390,000 | 12 Dec 2025 |
The most recent recorded sale in CM16 was a terraced property on York Road for £350,000 in January 2026. Across the last 20 sales, the median price was £555,000.