Key indicators for buyers
The CM5 market is moderately favourable for buyers. Prices have softened (-6.6%), which could present a buying opportunity. 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 £531,667 with a 25% deposit (£133k), a 2-year fixed mortgage at 3.97% costs around £2,098 per month.
Monthly cost comparison based on current data
Uses CM5 avg. price with Epping Forest rental data
Monthly mortgage payments (£2,098) are £283 more than renting (£1,815). However, buying requires an upfront deposit of £133k — it would take around 11 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
50, SPRINGFIELD CLOSE CM5 0BB | Semi-detached | £735,000 | 22 Jan 2026 |
9, AUKINGFORD GARDENS CM5 0BG | Semi-detached | £510,000 | 16 Jan 2026 |
3, CASTLE STREET CM5 9JR | Terraced | £350,000 | 6 Jan 2026 |
36, BERWICK LANE, STANFORD RIVERS CM5 9PZ | Detached | £865,000 | 15 Dec 2025 |
31, WOODLAND WAY CM5 9EP | Terraced | £540,000 | 15 Dec 2025 |
9, MAYFLOWER WAY CM5 9AZ | Semi-detached | £665,000 | 15 Dec 2025 |
5, BOWES DRIVE CM5 9AU | 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 CM5 sold for £531,667 in 2026, with a median of £510,000 across 3 transactions. Prices fell 6.6% compared to the previous year.
| £470,000 |
| 12 Dec 2025 |
64, MORETON ROAD CM5 0AP | Semi-detached | £390,000 | 12 Dec 2025 |
114, LONGFIELDS CM5 9DF | Semi-detached | £540,000 | 12 Dec 2025 |
8, WOODLAND WAY CM5 9EP | Detached | £612,500 | 12 Dec 2025 |
WILLOW TREE COTTAGE, SHELLOW ROAD, WILLINGALE CM5 0SP | Detached | £1,325,000 | 12 Dec 2025 |
8, CRIPSEY AVENUE CM5 0AT | Semi-detached | £437,000 | 10 Dec 2025 |
4, ELSTAR ROAD CM5 0FQ | Detached | £650,000 | 8 Dec 2025 |
148A, HIGH STREET CM5 9JH | Flat/Maisonette | £170,000 | 4 Dec 2025 |
30, HIGH STREET CM5 9DZ | Other | £337,182 | 4 Dec 2025 |
THE DAIRY HOUSE, CHEVERS HALL, CHELMSFORD ROAD, HIGH ONGAR CM5 9NU | Other | £815,000 | 28 Nov 2025 |
20, WEIGHBRIDGE COURT, 301, HIGH STREET CM5 9FD | Flat/Maisonette | £235,000 | 24 Nov 2025 |
1, WEIGHBRIDGE COURT, 301, HIGH STREET CM5 9FD | Flat/Maisonette | £285,000 | 21 Nov 2025 |
48, ACRES AVENUE CM5 0BJ | Semi-detached | £420,000 | 14 Nov 2025 |
1, ISLINGTON HOUSE, VICTORIA ROAD CM5 9FJ | Flat/Maisonette | £292,000 | 13 Nov 2025 |
The most recent recorded sale in CM5 was a semi-detached property on Springfield Close for £735,000 in January 2026. Across the last 20 sales, the median price was £510,000.