Living in Epping – Moving to the Essex Market Town
Thinking of living in Epping?
This attractive Essex market town combines countryside calm with quick and direct Tube access to central London.
You’ll find character homes, good schools, and miles of woodland on the doorstep—plus a friendly high street and a proper community feel.
If you’re weighing up a move, this guide covers the essentials: homes, rents, transport, schools, things to do, and how to make your move smooth with GoodMove.
Table of Contents
1. House prices in Epping
Like many towns on the edge of London, Epping has strong demand—especially from buyers seeking more space while keeping an easy commute.
Expect a diverse mix: Victorian and Edwardian terraces and semi-detached homes near the High Street, 1930s family homes, modern apartments, and premium detached homes on leafier roads.
- Average sold price (last 12 months): £676,077 across Epping, with typical averages by type at £681,548 (semi-detached), £584,682 (terraced), and £386,182 (flats).
Tip: CM16 (which includes Epping and surrounding villages) trends slightly higher than the town-only average due to the presence of larger rural properties. Use both sets of data when benchmarking offers, as they differ significantly.
2. Renting in Epping
The rental supply is competitive but improving compared to the tight 2021 market. For a realistic benchmark:
- Average monthly private rent (Epping Forest district): £1,743 as of July 2025 (up 9.4% year on year).
- Snapshot of asking rents in Epping (varies week to week): 1-bed ~£1,300 pcm; 2-bed ~£1,800 pcm (based on current listings sample).
If you’re flexible on the exact location, widening your search to nearby North Weald, Theydon Bois, or Loughton can add options at a similar budget.
3. Cost of living snapshot
Epping is more affordable than many London neighbourhoods but remains a commuter-belt hotspot, so overall costs are above the UK average.
- Council Tax (Band D, 2025/26): ~£2,186.69 on average across the Epping Forest district (actual figure varies by parish). View the latest Epping Forest District Council rates here.
- Typical transport cost for regular London travel: an Annual Zones 1–6 Travelcard is £3,264 (fares from 2 March 2025).
Smart savings without lifestyle compromise:
- Consider a hybrid commute (Travelcard + occasional WFH) to reduce annual travel costs.
- Use TravelEssex for live bus info and local maps when you don’t need the car.
4. Transport links
By Tube: Epping is the Zone 6 terminus of the Central line, giving you direct trains into the City and West End—Bank and Oxford Circus are reachable in under an hour at typical times.
By road: You’re conveniently close to the M11 and M25, making car travel straightforward (allow extra time during peak periods).
By bus: Local services connect Epping with North Weald, Ongar, Debden, Loughton, and more. Check TravelEssex for current timetables and the Epping area bus map.
Airports: The nearest major airport is London Stansted, roughly 17 miles north via the M11. Heathrow, Gatwick, Luton and London City are also viable depending on your route.
5. Best schools in and around Epping
You’ll find a good spread of primaries and secondaries locally and in neighbouring Loughton/Chigwell. Always check the latest Ofsted and admissions boundaries before applying.
Notable secondaries:
- Epping St John’s C of E School (Epping): Good (Ofsted, Apr 2022).
- Debden Park High School (Loughton): Good overall with Outstanding for personal development, leadership & management, and sixth form (Ofsted inspection, 25 Mar 2025).
- West Hatch High School (Chigwell): A recent Ofsted inspection (November 2023) confirmed strong standards; see the Ofsted site for the latest details.
For sixth-form options, also consider Davenant Foundation School (Loughton)—rated as good overall with an Outstanding sixth form (October 2021).
6. Things to do in Epping
- Epping Forest: thousands of acres of ancient woodland for walking, running, cycling and horse riding—an incredible green asset for locals.
- Epping Ongar Railway: Essex’s longest heritage railway and the closest heritage line to London—great for family days out and enthusiasts alike.
- Food & drink: A mix of independents and classic pubs along and around the High Street, plus easy access to Loughton and Theydon Bois for more choices.
Ready to Start Living in Epping? GoodMove Can Help
If you’re set on living in Epping, you’ve made a good choice. GoodMove makes relocations across Essex, Suffolk and Norfolk straightforward and stress-free.
- Home or video surveys at a time that suits you
- Competitive removals packages with experienced crews
- Short- and long-term storage if you need extra flexibility
Get your free quote today.
Call the number above, use our quick quote form, or chat to Brad, our virtual moving assistant in the bottom right of this page, and we’ll plan your move to Epping to perfection.