Epping Forest

Data from Land Registry, ONS, Bank of England

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Avg. price

£542,716

↑ +0.7% YoY

Affordability

12.42x

↓ price-to-earnings

Avg. rent

£1815/mo

↑ +6.3% YoY

Market outlook for Epping Forest

Key indicators for buyers

Prices stable+0.7% YoYRelatively stable market

Very stretched12.4xImproving from 15.4x in 2021

Rates favourable3.97%2yr fixed, 75% LTV

Market quiet-6% YoYLess competition

Rents rising fast+6.3% YoYWaiting costs more (£1,815/mo)

The Epping Forest market is moderately favourable for buyers. 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.

Price trends

Average sale prices · HM Land Registry / UK HPI

£542,716

↑ +0.7% YoY

Affordability ratio

House price ÷ median earnings · ONS data

12.42x

price-to-earnings

A home in Epping Forest costs 12.4x the local median salary — very stretched, improving from a peak of 15.4x in 2021.

Rental trends

Average monthly rent · ONS Private Rental Index

£1815/mo

↑ +6.3% YoY

Average monthly rent in Epping Forest is £1,815, up 6.3% year-on-year. Rents have risen consistently over the past five years.

Monthly mortgage

2yr fixed · 75% LTV · 25yr term · BoE avg. rate

£2,142

per month at 3.97%

LTV

Term

Deposit (25%)

£136k

Stamp duty

£15k

Based on the average Epping Forest price of £542,716 with a 25% deposit (£136k), a 2-year fixed mortgage at 3.97% costs around £2,142 per month.

Rent vs buy snapshot

Monthly cost comparison based on current data

Renting

£1,815

per month

0% equity built

Buying (mortgage)

£2,142

per month

£327 more than renting

Breakeven

12yr

to recoup deposit

vs renting + investing

Monthly mortgage payments (£2,142) are £327 more than renting (£1,815). However, buying requires an upfront deposit of £136k — it would take around 12 years to recoup that cost compared to renting and investing the difference.

Recent sales

Latest transactions · HM Land Registry Price Paid Data

Address	Type	Price	Date
3, NOVA COURT, NEWMANS LANE IG10 1ES	Flat/Maisonette	£310,000	23 Jan 2026
187, SMARTS LANE IG10 4BW	Terraced	£620,000	22 Jan 2026
50, SPRINGFIELD CLOSE CM5 0BB	Semi-detached	£735,000	22 Jan 2026
1 HALL COTTAGE, HARLOW ROAD, ROYDON CM19 5HH	Detached	£492,500	20 Jan 2026
68, FAIRWAYS EN9 1SY	Terraced	£300,000	16 Jan 2026
7, MARLBOROUGH COURT, QUEENS ROAD IG9 5BN	Flat/Maisonette	£365,000	16 Jan 2026
41, HIGHLAND AVENUE IG10 3AH	Terraced

Explore postcodes in Epping Forest

7postcode districts · Click for detailed prices

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