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Neighbourhood · Epping Forest

Fyfield, High Ongar & Stapleford Abbotts: house prices and how the area is changing

Official figures for the Fyfield, High Ongar & Stapleford Abbotts neighbourhood of Epping Forest, England (ONS area Epping Forest 003). Headline figures assembled 2 November 2026. Postcodes CM15, CM16, CM17, CM4, CM5, RM4. Figures that read a point use the neighbourhood's centre, near CM5 0DE.

An affluent neighbourhood, changing little against Epping Forest

Fyfield, High Ongar & Stapleford Abbotts is an affluent neighbourhood; it is changing little against Epping Forest (signals are mixed: 5 rising and 2 falling of 17). Houses here typically resell for £745,000 (median resale price, 2023-2025). Recorded crime is lower than across Epping Forest (0.8 times the borough's rate) and the nearest railway station, Harlow Mill, is 10.8 km 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

£745,000

Median resale price of houses in the neighbourhood, 2023-2025; +22% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

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

Mixed signs

Weighted balance +0.02; 5 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 5 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 3 small areas range from decile 4 to 5.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£70,500

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

Source: Office for National Statistics

Recorded crime

0.8 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 Fyfield, High Ongar & Stapleford Abbotts sits in Epping Forest

  • Typical house price: 4th highest of 17 neighbourhoods in Epping Forest
  • Average household income: joint 5th 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 Fyfield, High Ongar & Stapleford Abbotts

House prices: Fyfield, High Ongar & Stapleford Abbotts against Epping Forest: This neighbourhood £127k (1995) to £773k (2026); Epping Forest £92k (1995) to £550k (2026).£179k£685k2026202120162011200620011995This neighbourhood£773kEpping 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).

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

5 of 17 counted signals point towards rising affluence against Epping Forest, 2 the other way and 10 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

  • Income deprivation ranking
  • Solar and heat pumps
  • New-build activity
  • Lifestyle businesses
  • Homes selling

Falling behind the borough

  • Home improvement applications
  • Benefit claims (DWP)

Stations and schools nearby

Nearest station

  • Harlow Mill Railway station, 10.8 km from the neighbourhood's centre in a straight line. About 4.9 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to Stratford (London) (about 48 min) and London Liverpool Street (about 39 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 Ongar Primary School 450 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Sep 2023).
  • Nearest state secondary school The Ongar Academy 870 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2023).

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 Fyfield, High Ongar & Stapleford Abbotts

What is the typical house price in Fyfield, High Ongar & Stapleford Abbotts?

£745,000. Median resale price of houses in the neighbourhood, 2023-2025; +22% against 2017-2019.

How does Fyfield, High Ongar & Stapleford Abbotts compare with the rest of Epping Forest?

Typical house price: 4th highest of 17 neighbourhoods in Epping Forest. Average household income: joint 5th highest of 17 neighbourhoods in Epping Forest.

Is Fyfield, High Ongar & Stapleford Abbotts an affluent area?

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

Is Fyfield, High Ongar & Stapleford Abbotts gentrifying?

Mixed signs. Weighted balance +0.02; 5 of 17 signals up, 2 down, against the borough.

What is the nearest station to Fyfield, High Ongar & Stapleford Abbotts?

Harlow Mill. Railway station, 10.8 km from the neighbourhood's centre in a straight line. About 4.9 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to Stratford (London) (about 48 min) and London Liverpool Street (about 39 min).

Which state schools are nearest to Fyfield, High Ongar & Stapleford Abbotts?

Nearest state primary school. Ongar Primary School. 450 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Sep 2023). Nearest state secondary school. The Ongar Academy. 870 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2023).

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

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Nearby neighbourhoods in Epping Forest

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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.