EppingCM16
Epping Forest · East of England
CM16 (Epping) in Essex displays modest property dynamics relative to national patterns. Over five years, capital appreciation has been minimal at 0.6% compound annual growth, while rental yields have significantly outpaced price growth at 4.7% annually. Population expansion remains constrained at 0.5%, suggesting limited demographic pressure on housing stock. The postcode scores 43.6 on a composite trajectory measure, placing it in the 16th percentile nationally and indicating below-average forward momentum. The area sits in a pre-cursor gentrification stage, characterized by early-stage interest without established transformation. For investors prioritizing rental income generation over capital gains, CM16's rental growth rate merits examination, though slower price appreciation reflects a stable rather than appreciating market environment.
Domain breakdown
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See plans from £20/moKey signals
- 1Property prices up 0.6% over 5 years (5yr CAGR)
- 2Rents growing at 4.7% per year
- 3Population growing at 0.5% per year
Nearby districts
What's changing in Epping · June 2026
The trajectory score moved up 1.2 points this month to 45/100, driven mainly by demand.
Epping (CM16) common questions
Is Epping up and coming?
Praesago's gentrification model currently classifies Epping (CM16) as Pre-Cursor. Its trajectory score is 45/100 (Average), in the top 78% of districts nationally. The score is up 2.3 points over the last 12 months.
Is Epping safe?
Epping has a safety score of 15/100 on Praesago's index, based on police.uk recorded crime data.
What is the average house price in Epping?
The average property price in Epping (CM16) is £598k as of January 2026, based on UK House Price Index data. Prices have grown at 0.6% per year over the last five years.
What is the average rent in Epping?
The median monthly rent in Epping (CM16) is £1,777 (2026), based on ONS private rental data.
Which areas are near Epping?
Neighbouring postcode districts include Loughton (IG10), Bexley (DA5), Woodford Green (IG8), Harlow (CM18), Harlow (CM19). Each has its own monthly data page on Praesago.
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Related reading
Disclaimer: Praesago provides data analytics and market intelligence. Nothing on this platform constitutes financial advice, investment advice, or a personal recommendation. Property values can fall as well as rise. Past performance does not predict future results. Seek independent financial and legal advice before making property investment decisions.