Epping Forest · report
House prices in Epping Forest: the next 12 months
Sale prices have an 80% chance of landing between £479,665 and £584,016 by August 2027.
- Expected, August 2027
- £531,841
- Chance of a rise
- 51%
Epping Forest: five years of prices and the expected path
Average sale price per home, £, monthly, with the next 12 months' expected path
- Epping Forest
- East of England
- United Kingdom
- Expected path
- 80% range
Show the numbers
| Period | Epping Forest | East of England | United Kingdom |
|---|---|---|---|
| Aug 2027 · Expected path | £531,841 (£479,665–£584,016) | £339,240 | £280,154 |
| Jul 2027 · Expected path | £531,742 (£481,992–£581,492) | £339,124 | £279,560 |
| Jun 2027 · Expected path | £531,643 (£484,403–£578,882) | £339,008 | £278,967 |
| May 2027 · Expected path | £531,544 (£486,915–£576,173) | £338,892 | £278,374 |
| Apr 2027 · Expected path | £531,445 (£489,544–£573,346) | £338,776 | £277,781 |
| Mar 2027 · Expected path | £531,346 (£492,317–£570,375) | £338,660 | £277,188 |
| Feb 2027 · Expected path | £531,247 (£495,267–£567,227) | £338,544 | £276,595 |
| Jan 2027 · Expected path | £531,148 (£498,444–£563,852) | £338,428 | £276,002 |
| Dec 2026 · Expected path | £531,049 (£501,924–£560,173) | £338,312 | £275,409 |
| Nov 2026 · Expected path | £530,950 (£505,838–£556,062) | £338,196 | £274,816 |
| Oct 2026 · Expected path | £530,851 (£510,437–£551,265) | £338,080 | £274,223 |
| Sep 2026 · Expected path | £530,752 (£516,382–£545,122) | £337,964 | £273,630 |
| Aug 2026 | £530,653 | £337,848 | £273,037 |
| Jul 2026 | £529,169 | £337,008 | £272,146 |
| Jun 2026 | £534,323 | £335,623 | £270,690 |
| May 2026 | £538,449 | £338,870 | £272,221 |
| Apr 2026 | £528,959 | £337,236 | £270,966 |
| Mar 2026 | £524,051 | £335,209 | £268,631 |
| Feb 2026 | £529,968 | £337,474 | £269,423 |
| Jan 2026 | £534,958 | £335,768 | £268,814 |
| Dec 2025 | £535,399 | £334,758 | £268,002 |
| Nov 2025 | £528,372 | £335,784 | £270,472 |
| Oct 2025 | £523,890 | £336,725 | £269,819 |
| Sep 2025 | £525,737 | £336,148 | £269,556 |
| Aug 2025 | £532,231 | £337,127 | £270,575 |
| Jul 2025 | £534,030 | £335,978 | £268,843 |
| Jun 2025 | £511,797 | £335,091 | £266,796 |
| May 2025 | £506,596 | £330,647 | £264,078 |
| Apr 2025 | £514,041 | £323,863 | £260,162 |
| Mar 2025 | £538,828 | £336,733 | £268,019 |
| Feb 2025 | £542,922 | £331,922 | £264,771 |
| Jan 2025 | £539,159 | £332,546 | £264,936 |
| Dec 2024 | £538,363 | £332,966 | £263,991 |
| Nov 2024 | £530,127 | £332,235 | £264,515 |
| Oct 2024 | £527,778 | £333,824 | £265,252 |
| Sep 2024 | £534,373 | £333,803 | £264,750 |
| Aug 2024 | £539,798 | £332,456 | £265,085 |
| Jul 2024 | £535,287 | £330,577 | £262,479 |
| Jun 2024 | £528,921 | £325,834 | £259,585 |
| May 2024 | £527,343 | £326,196 | £258,565 |
| Apr 2024 | £532,006 | £325,736 | £256,478 |
| Mar 2024 | £521,963 | £322,950 | £255,082 |
| Feb 2024 | £530,640 | £324,976 | £254,633 |
| Jan 2024 | £523,019 | £328,802 | £255,972 |
| Dec 2023 | £527,365 | £326,075 | £256,177 |
| Nov 2023 | £520,794 | £329,462 | £258,368 |
| Oct 2023 | £529,305 | £331,860 | £260,129 |
| Sep 2023 | £536,448 | £334,941 | £261,318 |
| Aug 2023 | £529,854 | £335,770 | £262,602 |
| Jul 2023 | £516,807 | £336,474 | £261,182 |
| Jun 2023 | £512,907 | £332,033 | £258,275 |
| May 2023 | £514,995 | £330,394 | £257,330 |
| Apr 2023 | £531,185 | £331,572 | £256,479 |
| Mar 2023 | £536,653 | £335,589 | £255,885 |
| Feb 2023 | £543,803 | £340,888 | £258,788 |
| Jan 2023 | £545,648 | £340,655 | £260,941 |
| Dec 2022 | £545,113 | £342,442 | £263,190 |
| Nov 2022 | £547,860 | £345,454 | £265,299 |
| Oct 2022 | £549,103 | £344,144 | £265,693 |
| Sep 2022 | £546,736 | £344,762 | £265,727 |
| Aug 2022 | £549,423 | £344,145 | £265,124 |
| Jul 2022 | £537,659 | £340,723 | £262,904 |
| Jun 2022 | £532,567 | £335,070 | £258,118 |
| May 2022 | £518,366 | £332,450 | £255,040 |
| Apr 2022 | £517,645 | £328,825 | £252,167 |
| Mar 2022 | £519,996 | £325,283 | £249,232 |
| Feb 2022 | £516,880 | £326,141 | £248,309 |
| Jan 2022 | £518,331 | £322,537 | £248,031 |
| Dec 2021 | £513,269 | £319,855 | £245,189 |
| Nov 2021 | £514,937 | £319,183 | £243,930 |
| Oct 2021 | £511,138 | £312,253 | £239,236 |
| Sep 2021 | £497,531 | £316,815 | £245,371 |
What the model expects
The central estimate at each horizon, and the range prices land in 8 times out of 10.
| Horizon | Expected | 80% range | Chance of a rise | Chance of beating inflation |
|---|---|---|---|---|
| In 3 months (November 2026) | £530,950 | £505,838 – £556,062 | 51% | 41% |
| In 4 months (December 2026) | £531,049 | £501,924 – £560,173 | 51% | 40% |
| In 12 months (August 2027) | £531,841 | £479,665 – £584,016 | 51% | 33% |
The outlook carries the region's own monthly price history forward: the recent trend and how far prices usually stray from it. It knows nothing about interest-rate decisions, new laws or local projects, so read it as a description of momentum, not a forecast to act on.
Other reports for Epping Forest
At the average sale price, a home costs £530,653. With 10% down and a 30-year mortgage, the payment is £2,448 a month. The UK sets no cap on the payment; no more than 15% of new mortgages may lend over 4.5 times income.
- Payment, two incomes
- 32%
- Payment, one income
- 64%
Renting the average home costs less each month than owning it. Owning counts interest, running costs and the return the deposit could earn, at the average sale price; rent is the average of all private tenancies. Repaying the loan is saving, so it is left out.
- Rent per month
- £1,846
- Owning per month
- £2,498
37.8% more homes were started in the last 12 months than in an average year of the past decade.
- Started, 12 months
- 320
- Per 1,000 residents
- 2.3
Figures for United Kingdom: Epping Forest has no reliable figures of its own.
Buyers living abroad bought 1.8% of the homes sold here in the four quarters to Q1 2025.
- Bought by buyers abroad, 12 months
- 1.8%
Sale prices have fallen by 3% or more 6 times since 1995. The deepest began in March 2008.
- Deepest fall
- −19.2%
- Recovery from the low
- 45 months
In 2025 the population grew by 1,208 while 270 homes were finished: 4.5 new residents for every new home.
- New residents per new home, 2025
- 4.5
- Population change, 2025
- +1,208
4.9% of the 57,481 homes counted in the 2021 census had nobody usually living in them.
- Empty, 2021 census
- 4.9%
- Empty homes
- 2,790
In 2025, 16% of the homes added came from existing buildings rather than new ones.
- Homes from existing buildings, 2025
- 16%