House prices in Epping Forest
The median price paid for a home in Epping Forest was £500,000 in the 12 months to September 2026, from 1,430 sales. House prices in Epping Forest fell 2.9% in the year to September 2026, and are 2.0% higher than five years earlier. In the 12 months to September 2026, the median price in Epping Forest was 50% higher than the median for East of England (£332,500). The average private rent in Epping Forest was £1,844 a month in August 2026, 5.6% up on a year earlier (ONS). Epping Forest had 7.1 crimes per 100 people recorded by the police in the 12 months to August 2026.
Where Epping Forest stands out
- Epping Forest has the 25th highest average rent of 316 local authorities in England and Wales: £1,844 a month in August 2026.
- Epping Forest has the 29th highest median house price of 317 local authorities in England and Wales: £500,000 in the 12 months to September 2026.
House prices in Epping Forest
The median price paid in Epping Forest was £500,000 in the 12 months to September 2026, from 1,430 sales, or £5,520 per square metre of floor area.
By type of home
| Type | Median price | Sales | Per m² | 1 year | 5 years | East of England |
|---|---|---|---|---|---|---|
| Detached | £850,000 | 315 | £5,787 | −0.6% | +5.9% | £457,500 |
| Semi-detached | £570,000 | 403 | £5,595 | 0.0% | +6.3% | £340,062 |
| Terraced | £461,000 | 382 | £5,580 | −6.1% | +7.0% | £300,000 |
| Flats | £298,725 | 330 | £5,047 | −3.6% | −0.6% | £200,000 |
Compared with East of England and England
Median price
Price per m² of floor area
| Area | Median price | 1 year | 5 years | Per m² | Per m², 1 year |
|---|---|---|---|---|---|
| Epping Forest | £500,000 | −2.9% | +2.0% | £5,520 | −2.6% |
| East of England | £332,500 | −2.2% | +5.6% | £3,841 | −0.7% |
| England | £285,000 | −1.4% | +5.6% | £3,333 | −0.6% |
By floor area, homes in Epping Forest sold for a median £5,520 per m² in the 12 months to September 2026, 44% higher than the figure for East of England (£3,841).
Epping Forest has the 29th highest median price of 317 local authorities in England and Wales, and the 4th highest of 45 local authorities in East of England.
Its −2.9% change over the year is the 47th biggest price fall of 317 in England and Wales, and the 7th biggest fall of 45 local authorities in East of England.
Rents in Epping Forest
The average private rent in Epping Forest was £1,844 a month in August 2026, 5.6% up on a year earlier. Rents in Epping Forest are 28.7% higher than five years earlier (August 2026 against August 2021).
Epping Forest has the 25th highest average rent of 316 local authorities in England and Wales, and the 2nd highest of 45 local authorities in East of England.
How many homes sell in Epping Forest
1,330 homes were sold in Epping Forest in the 12 months to September 2026, 0.97 for every 100 people living there. In the 12 months to June 2026, sales in Epping Forest were 0.2% down on the year before and 43.9% lower than five years earlier.
That is the 113th fewest sales per person of 317 local authorities in England and Wales, and the 16th fewest of 45 local authorities in East of England.
Home sales per 100 people: sales recorded by HM Land Registry, less those not at full market value, against ONS's population estimate.
Crime in Epping Forest
The police recorded 9,520 crimes in Epping Forest in the 12 months to August 2026, 7.1 for every 100 people living or working there. Recorded crime in Epping Forest rose 4.5% in the 12 months to August 2026 compared with the 12 months before, and is 11.9% lower than three years earlier.
| Kind of crime | Per 100 people |
|---|---|
| Violence and sexual offences | 2.87 |
| Anti-social behaviour, damage, drugs and public order | 2.44 |
| Theft and vehicle crime | 1.36 |
| Burglary and robbery | 0.43 |
Epping Forest has the 117th lowest crime rate of 302 local authorities in England and Wales with full figures, and the 22nd highest of 45 local authorities in East of England.
The figure for England leaves out Gloucestershire and Greater Manchester, whose police have not published every month.
Street crime from police.uk. People are those living there plus those coming in to work, so town and city centres aren't overstated.
Deprivation in Epping Forest
Epping Forest is the 92nd least deprived of 296 local authorities in England on the English Indices of Deprivation 2025 (where 1 is the most deprived).
| Part of the index | Rank of 296 (1 = most deprived) |
|---|---|
| Overall | 205th |
| Income | 199th |
| Employment | 218th |
| Education and skills | 145th |
| Health | 269th |
| Crime | 98th |
| Barriers to housing and services | 204th |
| Living environment | 87th |
Broadband and mobile in Epping Forest
88.1% of premises in Epping Forest can get gigabit broadband and 97.3% can get superfast (30 Mbit/s or more), by Ofcom's latest figures. 73.1% can get full fibre, and 0.5% get under 10 Mbit/s. Its gigabit coverage is the 144th lowest of 318 local authorities in England and Wales.
Premises able to get gigabit broadband
87.5% of premises in Epping Forest get good 4G indoors from all four mobile networks (England: 91.2%).
People moving in and out in Epping Forest
In the year ending June 2025, 10,097 people moved to Epping Forest from elsewhere in the UK and 8,993 moved away, a net gain of 1,104 (8.0 per 1,000 residents).
Most moved in from
- Redbridge 1,842
- Waltham Forest 920
- Enfield 616
Most moved out to
- Redbridge 608
- Harlow 508
- East Hertfordshire 506
Moves within the UK only (ONS internal migration); people arriving from or leaving for abroad aren't counted.
Questions about Epping Forest
How much does a house cost in Epping Forest?
The median price paid for a home in Epping Forest was £500,000 in the 12 months to September 2026. By type: detached £850,000; semi-detached £570,000; terraced £461,000; flats £298,725.
Are house prices in Epping Forest going up?
In the year to September 2026, the median price in Epping Forest fell 2.9%, and over five years it rose 2.0%. Across East of England prices fell 2.2% over the same year.
How much is rent in Epping Forest?
The average private rent in Epping Forest was £1,844 a month in August 2026. 1 bed £1,230; 2 bed £1,584; 3 bed £1,941; 4+ bed £2,878.
Is Epping Forest a safe place to live?
Epping Forest had 7.1 crimes per 100 people in the 12 months to August 2026, the 117th lowest of 302 local authorities in England and Wales with full figures. The figure for East of England was 7.2. Crime varies a lot from street to street: look up a postcode on the map for its own figures.
Can you get full fibre broadband in Epping Forest?
73.1% of premises in Epping Forest can get full fibre and 88.1% can get gigabit broadband, by Ofcom's latest figures.
Nearby areas
- Harlow 7 km
- Brentwood 13 km
- Broxbourne 15 km
- Redbridge 15 km
- Waltham Forest 17 km
Sources: HM Land Registry Price Paid Data, ONS (private rents, population estimates, internal migration), police.uk, MHCLG English Indices of Deprivation 2025, Ofcom Connected Nations. Figures updated November 2026. Contains HM Land Registry data © Crown copyright and database right; Office for National Statistics and police.uk data licensed under the Open Government Licence v3.0.