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.
- Homes on the streets around central CM16 sold at a median of £600,000 across 56 recorded sales, above the England average of £290,000 (HM Land Registry).
- Prices across Epping Forest are down 1.6% on a year ago (UK House Price Index).
- Of the 9 schools within about 3 miles, 83% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of CM16 is in flood zone 1 (low probability), on the Environment Agency flood map for planning.
- A Band D household in Epping Forest pays £2,277 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 85 crimes within roughly a mile of the centre in August 2026, most commonly violent crime (Police.uk).
Figures gathered 14 October 2026, each from the source named in its section.
House prices
Average price in Epping Forest: £525,719, down 1.6% on a year ago (July 2026). The wider East of England average is £337,518.
Check sold prices for a specific address in CM16 →
See where CM16 ranks across East of England →
Council tax at Band D in Epping Forest: £2,277 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare CM16 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for CM16 against any other district, each from the source the section below names.
What actually sold around CM16
56 recorded home sales on the streets around central CM16 in the last 2 years, with a median of £600,000 and a range from £220,000 to £1,750,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 4 Spriggs Oak, CM16 6SE | Flat or maisonette | £376,500 | 6 Aug 2026 |
| 5 Boleyn Row, CM16 6FF | Detached | £1,200,000 | 16 Jul 2026 |
| 11 Boleyn Row, CM16 6FF | Semi-detached | £800,000 | 16 Jul 2026 |
| 2 Kings Wood Park, CM16 6FD | Detached | £825,000 | 22 Jun 2026 |
| 15 Birchview, CM16 6TJ | Flat or maisonette | £240,000 | 1 May 2026 |
| Flat 9 Spriggs Court Palmers Hill, CM16 6SD | Flat or maisonette | £335,000 | 2 Apr 2026 |
How to read this
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.
Source: HM Land Registry Price Paid Data
Schools nearby
9 schools within 3 miles , of which 83% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| Epping Primary School | Primary | Good | 0.7 mi away | 0.76 mi 2025/26 |
| Coopersale and Theydon Garnon Church of England Voluntary Controlled Primary School | Primary | Good | 0.7 mi away | 2.13 mi 2025/26 |
| Ivy Chimneys Primary School | Primary | Good | 1.0 mi away | 11.5 mi 2025/26 |
| Theydon Bois Primary School | Primary | Good | 2.0 mi away | 1.87 mi 2025/26 |
| Epping Upland CofE Primary School | Primary | Good | 2.5 mi away | no figure |
| Open Box Education Centre | Secondary | Not rated | 0.5 mi away | no figure |
Schools in CM16 with a published admission distance
How far away the last child offered a place lived, as the council published it. Tightest first; each name opens the school's page and its postcode checker.
| School | Stage | Admitted from | Round |
|---|---|---|---|
| Epping Primary School | Primary | 0.76 mi | 2025/26 |
| Theydon Bois Primary School | Primary | 1.87 mi | 2025/26 |
| Coopersale and Theydon Garnon Church of England Voluntary Controlled Primary School | Primary | 2.13 mi | 2025/26 |
| Ivy Chimneys Primary School | Primary | 11.5 mi | 2025/26 |
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.
How CM16 has changed since 2011
The biggest move: private renting, up 4.9 points since 2011, with England's change beside each line.
How to read this
The census neighbourhood at the centre of CM16 (E01021761, 2,092 residents in 2021, up 13.1% on 2011) on the 2011 and 2021 censuses, with England's own change over the same decade for scale. Each line is a share of the neighbourhood's households or residents, so a growing area and a shrinking one compare fairly. The biggest move here: private renting, up 4.9 points.
| Measure | 2011 | 2021 | Change | England |
|---|---|---|---|---|
| Households that own their home | 70.8% | 70.0% | -0.8 pts | -2.0 pts |
| Households renting privately | 11.6% | 16.5% | +4.9 pts | +3.7 pts |
| Households renting socially | 15.1% | 13.0% | -2.1 pts | -0.6 pts |
| Residents under 15 | 18.4% | 18.0% | -0.4 pts | -0.3 pts |
| Residents 65 and over | 19.9% | 21.4% | +1.5 pts | +2.1 pts |
| Adults with a degree or equivalent | 27.0% | 31.1% | +4.1 pts | +6.5 pts |
| Residents born outside the UK | 8.7% | 11.4% | +2.7 pts | +3.6 pts |
| Residents in good or very good health | 83.3% | 84.4% | +1.1 pts | +0.8 pts |
| Residents in a white ethnic group | 93.3% | 88.4% | -4.9 pts | -4.4 pts |
Office for National Statistics, Census 2011 and Census 2021, Open Government Licence. A district holds many neighbourhoods; the full report for an address shows the one it sits in.
Crime
85 crimes recorded within roughly a mile of central CM16 in August 2026, 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.
Getting around & nearby essentials
1 supermarket, 34 restaurants, 7 pubs within range of central CM16.
Buses from the centre of CM16
Best-served stop: Council Offices, with 9.6 buses an hour on weekday daytimes.
Evenings, Sundays and routes
The best-served stop within 800 m of the centre of CM16 is Council Offices: 9.6 buses an hour on a weekday daytime, 4.0 in the evening and 3.4 on Sunday daytime; first bus 05:24, last 23:19. Routes there: 20, 21, 13, 18, 31, 19. 5 stops with a scheduled service within that distance.
Departures a passenger can board, from the timetables operators publish to the Department for Transport's Bus Open Data Service, for Tuesday 8 Sep 2026 and Sunday 13 Sep 2026. Scheduled, not observed. Two stops on opposite sides of a road are two stops. The full report does this for the stops within 500 m of an address.
Source: operators' timetables on the Bus Open Data Service (Department for Transport)
GP practices and A&E
2 GP practices within 3.0 km of the centre of CM16. The nearest, High Street Surgery, Epping, has 8,540 registered patients and 2,399 patients per fully qualified GP, against an England median of 2,186.
| Practice | From the centre | Patients | Per qualified GP |
|---|---|---|---|
| High Street Surgery, Epping | 0.3 mi | 8,540 | 2,399 |
| The Limes Medical Centre | 0.4 mi | 17,797 | 2,079 |
Nearest A&E: Mid and South Essex NHS Foundation Trust, where 62.7% of type 1 attendances were seen within four hours in July 2026; then The Princess Alexandra Hospital NHS Trust at 72.2%.
How to read this
NHS England: patients registered at a GP practice (1 Aug 2026), the general practice workforce (July 2026), and A&E attendances by provider, monthly. Fully qualified GPs exclude trainees. Practices are matched by postcode.
Source: NHS England, monthly releases
Council tax and the council's finances
A Band D household in Epping Forest pays £2,277 for 2026-27, all precepts included, a rise of 4.1% on the year before against an England median rise of 4.8%. Every band for Epping Forest, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £1,845 | +1.6% |
| 2022-23 | £1,923 | +4.2% |
| 2023-24 | £2,002 | +4.1% |
| 2024-25 | £2,101 | +4.9% |
| 2025-26 | £2,187 | +4.1% |
| 2026-27 | £2,277 | +4.1% |
No exceptional financial support from government since 2020-21 and no section 114 notice on record for Epping Forest, as at 7 Sep 2026.
How to read this
A home's own band is on its council tax bill, free to look up at gov.uk/council-tax-bands; the report shows every band's bill at the council beside the home's other checks.
Ministry of Housing, Communities and Local Government, live council tax tables (Band D, area averages) and the Exceptional Financial Support lists published each year; section 114 notices as published by the councils.
Source: MHCLG live council tax tables and Exceptional Financial Support lists
Common questions about CM16
What is the average house price in CM16?
The average sold price in Epping Forest is £525,719 as of July 2026, according to the UK House Price Index.
Are house prices rising in CM16?
Prices in Epping Forest are down 1.6% on a year ago (UK House Price Index).
What do houses actually sell for in CM16?
The median of 56 recorded sales around central CM16 in the last 2 years is £600,000, 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 83% are rated Outstanding or Good by Ofsted.
How much crime is there in CM16?
85 crimes were recorded within roughly a mile of central CM16 in August 2026, 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: 83% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £600,000; the area sits in decile 7 of 10 on the Index of Multiple Deprivation; 85 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is CM16 safe?
85 crimes were recorded within roughly a mile of central CM16 in August 2026, 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
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.