CM16 — Epping
Epping's CM16 postcode sits in Epping Forest. The board behind it is assembled from 13,101 sales over 32 years of actual sales in 8 areas.
Across the recorded period the typical CM16 sale went from £86,650 in 1995 to £570,000 in 2026 — 6.6× growth. If you could time-travel once, aim for just before 1998 — prices moved +24.7% that year. The one to avoid was 2011: the median moved -11.1%, the roughest year in the local record.
Median sold price in CM16
| Year | Median sold price | Sales |
|---|---|---|
| 1995 | £86,650 | 413 |
| 2000 | £148,500 | 452 |
| 2005 | £264,000 | 406 |
| 2010 | £348,250 | 351 |
| 2015 | £425,000 | 545 |
| 2020 | £528,000 | 325 |
| 2025 | £552,500 | 370 |
| 2026 | £570,000 | 51 |
The areas on the board
8 areas make up the board, weighted by sales activity:
- Epping (CM16 4) (24% of local sales) — busiest streets: Woodland Grove, Hemnall Street, Theydon Grove
- North Weald (20% of local sales) — busiest streets: High Road, Hampden Close, Blenheim Square
- Theydon Bois (16% of local sales) — busiest streets: Forest Drive, Theydon Park Road, Dukes Avenue
- Epping (CM16 5) (15% of local sales) — busiest streets: St Johns Road, Tower Road, Buckingham Road
- Epping (CM16 6) (9% of local sales) — busiest streets: Lindsey Street, Kings Wood Park, Fairfield Road
- Epping (CM16 7) (8% of local sales) — busiest streets: Bower Hill, Allnutts Road, Charles Street
- Coopersale (5% of local sales) — busiest streets: Garnon Mead, Coopersale Common, Parklands
- Thornwood (4% of local sales) — busiest streets: Woodside, Weald Hall Lane, Rowley Mead
Reading about 1998 is easy; surviving 2011 is the game. Play the CM16 board.
Local business? Put your name on the CM16 board — one sponsor per postcode.
Prices are medians of real Land Registry sales. Street lists show street names only — never individual addresses. New to the game? Start with how to play.