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Neighbourhood · Epping Forest

Epping South: house prices and how the area is changing

Official figures for the Epping South neighbourhood of Epping Forest, England (ONS area Epping Forest 006). Headline figures assembled 2 November 2026. Postcodes CM16. Figures that read a point use the neighbourhood's centre, near CM16 4PR.

One of the most affluent neighbourhoods in England, with signals pointing away from gentrification

Epping South is one of the most affluent neighbourhoods in England. But area signals point away from gentrification against Epping Forest (2 of 17 signals falling, 1 rising). Houses here typically resell for £635,000 and flats for £330,000 (median resale prices, 2023-2025). Recorded crime is in line with Epping Forest (1.0 times the borough's rate) and the nearest station, Epping, is about a 4-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 2 November 2026; source dates are shown below.

Typical house price

£635,000

Median resale price of houses in the neighbourhood, 2023-2025; +16% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£330,000

Median resale price of flats in the neighbourhood, 2023-2025; -2% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Among the most affluent

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Moving the other way

Weighted balance -0.12; 1 of 17 signals up, 2 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 9 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 6 to 9.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£65,500

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.0 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Where Epping South sits in Epping Forest

  • Typical house price: 8th highest of 17 neighbourhoods in Epping Forest
  • Typical flat price: 7th highest of the 15 neighbourhoods in Epping Forest with enough flat sales for one
  • Average household income: 8th highest of 17 neighbourhoods in Epping Forest

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 2 November 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Epping South

House prices: Epping South against Epping Forest: This neighbourhood £104k (1995) to £612k (2026); Epping Forest £92k (1995) to £550k (2026).£172k£636k2026202120162011200620011995This neighbourhood£612kEpping Forest£550k
Median resale price of houses each year here and across Epping Forest, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).
Flat prices: Epping South against Epping Forest: This neighbourhood £53k (1995) to £324k (2026); Epping Forest £52k (1995) to £300k (2026).£92k£325k2026202120162011200620011995This neighbourhood£324kEpping Forest£300k
Median resale price of flats each year here and across Epping Forest, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 2 November 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

1 of 17 counted signals point towards rising affluence against Epping Forest, 2 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

  • Homes selling

Falling behind the borough

  • Recorded crime
  • Benefit claims (DWP)

Stations and schools nearby

Nearest stations

  • Epping Underground station, about a 4-minute walk from the neighbourhood's centre (260 m in a straight line).
  • Harlow Town Railway station, 9.6 km from the neighbourhood's centre in a straight line. About 13 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to London Liverpool Street (about 34 min) and Stansted Airport (about 19 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Epping Primary School 990 m from the neighbourhood's centre. Ofsted: Good (Sep 2022).
  • Nearest state secondary school Epping St John's Church of England School 1.1 km from the neighbourhood's centre. Ofsted: Report card: Expected standard in 6 areas, Needs attention in 1 (Mar 2026).

Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Epping South

What is the typical house price in Epping South?

£635,000. Median resale price of houses in the neighbourhood, 2023-2025; +16% against 2017-2019.

How does Epping South compare with the rest of Epping Forest?

Typical house price: 8th highest of 17 neighbourhoods in Epping Forest. Typical flat price: 7th highest of the 15 neighbourhoods in Epping Forest with enough flat sales for one. Average household income: 8th highest of 17 neighbourhoods in Epping Forest.

Is Epping South an affluent area?

Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Epping South gentrifying?

Moving the other way. Weighted balance -0.12; 1 of 17 signals up, 2 down, against the borough.

What is the nearest station to Epping South?

Epping. Underground station, about a 4-minute walk from the neighbourhood's centre (260 m in a straight line).

Which state schools are nearest to Epping South?

Nearest state primary school. Epping Primary School. 990 m from the neighbourhood's centre. Ofsted: Good (Sep 2022). Nearest state secondary school. Epping St John's Church of England School. 1.1 km from the neighbourhood's centre. Ofsted: Report card: Expected standard in 6 areas, Needs attention in 1 (Mar 2026).

Each answer repeats a figure shown above, with its source there.

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Nearby neighbourhoods in Epping Forest

Postcode districts

Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.