Postcode · Epping

CM16 4PS area guide

Who lives in CM16 4PS, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Epping South
Council: Epping Forest
Region: East of England
Neighbourhood population: 1,809 (2024)

CM16 4PSEpping

At a glance

What CM16 4PS is like

CM16 4PS is a postcode in the Epping South area of Epping Forest. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,809 people. 70.1% of households own their home, 29.1% rent privately and 0.8% are in social housing. The largest age group is 30–34, and 58.9% of adults are in work. It ranks among the more affluent parts of England. Higher-harm crime is well above the England and Wales average. Homes in CM16 4 sold for a median of £534,997 over the year to August 2026.

Scores

How CM16 4PS compares

Headline figures for CM16 4PS, set against England as a whole.

AffluenceMore

9.0/ 10

Less deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

8/ 10

Higher than most: 46.1 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£534,997

Median over 46 sales in CM16 4, +6.4% on the year before.

TransportMore

4.5/ 10

Good: 1 station within a mile, 19 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 4 inspected schools within 1 mile.

Household incomeMore

£65,521

Average annual income before tax, higher than 77% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where CM16 4PS differs most from the national average.

01
A big private rental marketPositive
29.1% of households rent privately, against 20.5% across England. Tenant demand is established here.
02
Higher crime than mostLook closer
46.1 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.
03
Among the more affluent placesPositive
Scores 9.0 out of 10 on the English Indices of Deprivation 2025, making it less deprived than most of England.
04
Prices risingPositive
The median sale price in CM16 4 is up 6.4% on the year before.
05
An older population
26.2% of residents are 65 or over, against 18.4% across England.

Questions

CM16 4PS FAQs

Is CM16 4PS a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 9.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 46.1 per 1,000 people a year, band 8 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 4.5 out of 10 (good).

How much does a house cost in CM16 4PS?

The median sale price over the last year was £534,997.

Homes in CM16 4 sold for a median of £534,997 across 46 sales in the year to August 2026, +6.4% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is CM16 4PS safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 46.1 offences per 1,000 people a year around CM16 4PS, well above the 31.1 average across England and Wales, band 8 of 10.

Who lives in CM16 4PS?

Age, home ownership and housing from the census.

The largest age group is 30–34, at 8.5% of residents. 70.1% of households own their home. The most common property type is purpose-built flat (37.6%).

Which council covers CM16 4PS?

The local authority for CM16 4PS is Epping Forest.

CM16 4PS comes under Epping Forest in the East of England. Council tax, planning applications and bin collections are handled there.

How well connected is CM16 4PS?

Connectivity scores 4.5 out of 10.

There are 19 bus stops within 800m and 1 station or tram stop within a mile, scoring 4.5 out of 10 (good). The nearest station is Epping Underground Station, 0.3 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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