Living in CM16, Epping Forest
What the open data says about house prices, schools, crime and flood risk around CM16 in Epping Forest. Built from the same sources as every property report on this site, not opinion or marketing copy.
House prices
Average price in Epping Forest: £536,765, up 4.9% on a year ago (2026-06). The wider East of England average is £338,707.
What actually sold around CM16
55 recorded home sales on the streets around central CM16 in the last 2 years, with a median of £590,000 and a range from £220,000 to £1,750,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 15 BIRCHVIEW, CM16 6TJ | flat-maisonette | £240,000 | 2026-05-01 |
| FLAT 9 SPRIGGS COURT PALMERS HILL, CM16 6SD | flat-maisonette | £335,000 | 2026-04-02 |
| 149 THEYDON GROVE, CM16 4QB | terraced | £820,000 | 2026-02-18 |
| 12 KINGS WOOD PARK, CM16 6FD | detached | £1,200,000 | 2026-02-12 |
| 28 KINGS WOOD PARK, CM16 6FD | semi-detached | £790,000 | 2026-01-29 |
| FLAT 11 SPRIGGS COURT PALMERS HILL, CM16 6SD | flat-maisonette | £335,000 | 2025-12-19 |
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Schools nearby
9 schools within 3 miles , of which 100% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance |
|---|---|---|---|
| Epping Primary School | Primary | Good | 0.7 mi |
| Epping St John's Church of England School | Secondary | Good | 1.0 mi |
| Open Box Education Centre | Secondary | Not rated | 0.5 mi |
| Coopersale and Theydon Garnon Church of England Voluntary Controlled Primary School | Primary | Not rated | 0.7 mi |
| Ivy Chimneys Primary School | Primary | Not rated | 1.0 mi |
| Coopersale Hall School | Secondary | Not rated | 1.2 mi |
5 state primary and 1 state secondary schools within range, plus 2 fee-paying schools.
Private schools
2 fee-paying schools within 3 miles: Coopersale Hall School, Open Box Education Centre.
All 2 fee-paying schools near CM16, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Professional occupations | 18.9% |
| Associate professional and technical | 18.2% |
| Managers, directors and senior officials | 17.8% |
| Administrative and secretarial | 12.3% |
| Skilled trades | 10.2% |
Source: ONS Census 2021, table TS063, for this district's small area.
Crime
111 crimes recorded within roughly a mile of central CM16 in 2026-06, most commonly violent crime.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 7 of 10 on the Index of Multiple Deprivation (moderately deprived ), based on Epping Forest's figures.
Common questions about CM16
What is the average house price in CM16?
The average sold price in Epping Forest is £536,765 as of 2026-06, according to the UK House Price Index.
Are house prices rising in CM16?
Prices in Epping Forest are up 4.9% on a year ago (UK House Price Index).
What do houses actually sell for in CM16?
The median of 55 recorded sales around central CM16 in the last 2 years is £590,000, ranging from £220,000 to £1,750,000 (HM Land Registry Price Paid Data).
Are the schools good in CM16?
9 schools sit within 3 miles of central CM16, and 100% are rated Outstanding or Good by Ofsted.
How much crime is there in CM16?
111 crimes were recorded within roughly a mile of central CM16 in 2026-06, most commonly violent crime (Police.uk).
Is CM16 at risk of flooding?
Central CM16 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is CM16 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 100% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £590,000; the area sits in decile 7 of 10 on the Index of Multiple Deprivation; 111 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is CM16 safe?
111 crimes were recorded within roughly a mile of central CM16 in 2026-06, according to Police.uk. The most common category was violent crime. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Weighing two up? CM16 or CM18, CM16 or IG10, CM16 or RM4.
Want the full picture for a specific property?
This page covers CM16 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.