Postcode sector · Epping

CM16 5 area guide

Who lives in CM16 5, what homes sell for, and how it compares on crime, schools and transport.

Council: Epping Forest
Region: East of England
Population: 10,498 (2024)

CM16 5Postcode sector · Epping

At a glance

What CM16 5 is like

The CM16 5 postcode sector in Epping Forest covers 74 live postcodes and is home to about 10,498 people in 4,099 households. 73.4% of households own their home, 11.1% rent privately and 13.9% are in social housing. The largest age group is 55–59, and 56.9% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is broadly in line with the England and Wales average. Homes in CM16 5 sold for a median of £580,000 over the year to August 2026.

Scores

How CM16 5 compares

Headline figures for CM16 5, set against England as a whole.

AffluenceMore

6.4/ 10

Around the middle. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

7/ 10

Around the middle: 34.5 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£580,000

Median over 33 sales in CM16 5, −7.9% on the year before.

TransportMore

3.5/ 10

Limited: 1 station within a mile, 12 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 5 inspected schools in CM16 5.

Household incomeMore

£61,782

Average annual income before tax, higher than 71% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where CM16 5 differs most from the national average.

01
Prices fallingLook closer
The median sale price in CM16 5 is down 7.9% on the year before.
02
An older population
21.6% of residents are 65 or over, against 18.4% across England.
03
Well-rated schoolsPositive
100% of the inspected schools nearby are rated good or better.
04
Few private renters
Only 11.1% of households rent privately, against 20.5% across England.
05
Mostly owner-occupied
73.4% of households own their home, against 61.3% across England.

Questions

CM16 5 FAQs

Is CM16 5 a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 6.4 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 34.5 per 1,000 people a year, band 7 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 3.5 out of 10 (limited).

How much does a house cost in CM16 5?

The median sale price over the last year was £580,000.

Homes in CM16 5 sold for a median of £580,000 across 33 sales in the year to August 2026, −7.9% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is CM16 5 safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 34.5 offences per 1,000 people a year around CM16 5, broadly in line with the 31.1 average across England and Wales, band 7 of 10.

Who lives in CM16 5?

Age, home ownership and housing from the census.

The largest age group is 55–59, at 7.5% of residents. 73.4% of households own their home. The most common property type is semi-detached (35.5%).

Which council covers CM16 5?

The local authority for CM16 5 is Epping Forest.

CM16 5 comes under Epping Forest in the East of England. Council tax, planning applications and bin collections are handled there.

How well connected is CM16 5?

Connectivity scores 3.5 out of 10.

There are 12 bus stops within 800m and 1 station or tram stop within a mile, scoring 3.5 out of 10 (limited). The nearest station is Epping Underground Station, 0.6 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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