Area evidence pack

Epping Forest 012E

LSOA E01021790 · generated 2026-10-28.

In short

Price: resale homes sold for a median £5,770/m²; +7.5% over the last year.
Market: 23 standard sales in 12 months, 56% of them leasehold.
Crime: 50.1 recorded crimes per 1,000 residents, about average for London.
Noise: 21% of homes at 55 dB or more from road or rail.
Schools: 8 state-funded within 1.5 km; nearest Thomas Willingale Primary School and Nursery (768 m).

Recorded sales, police-recorded crime, modelled noise and nearby schools. Counts, shares and medians only: no valuation, no listings and no list of addresses. is shown as a share of sales, not of homes. Every figure is cited below; numbers in brackets point to the sources.

Local market

23 standard (category A) sales in the 12 months to August 2026.^[2]
Turnover 2.6%: 23 of 870 homes with an EPC-linked UPRN had a standard sale in 12 months (not the full housing stock).^[2]
Leasehold share of sales: 56% of the 23 sales with a recorded tenure in 12 months were leasehold (a share of sales, not of homes).^[2]
New-build median £6,190/m² (£575/sq ft) across 48 standard sales in 36 months.^[2]
Resale median £5,770/m² (£536/sq ft) across 63 standard sales in 36 months.^[2]
New-build premium over resale: +7.3% on median £/m² (the mix of flats and houses can differ).^[2]
£/m² index change to August 2026: 1 year +7.5%, 3 years -4.8%, 5 years +11.2%, 10 years +37.1%.^[2]

Crime

50.1 recorded crimes per 1,000 residents in the 12 months to August 2026, London percentile 52.^[4]

Road and rail noise

21% of 699 homes at or above 55 dB Lden from road or rail (0% at 65 dB; road 21%, rail 0% at 55 dB). Modelled 2022 levels.^[1]

Schools nearby

8 state-funded schools within 1.5 km (6 primary, 2 secondary). Distance says nothing about admission.
Thomas Willingale Primary School and Nursery (primary, 768 m); latest Ofsted: Good (2017).^[3]
St John Fisher Catholic Primary School (primary, 800 m); Ofsted report card 2025/26: Inclusion expected standard, Curriculum and teaching needs attention, Achievement needs attention, Attendance and behaviour expected standard, Personal development and wellbeing expected standard, Leadership and governance expected standard, Early years needs attention; safeguarding met.^[3]
The Alderton Junior School (primary, 906 m); latest Ofsted: Good.^[3]
The Alderton Infant School and Nursery (primary, 990 m); latest Ofsted: Good.^[3]
Debden Park High School (secondary, 1167 m); latest Ofsted: Graded areas 2024/25, no overall grade.^[3]
Hereward Primary School (primary, 1289 m); latest Ofsted: Outstanding.^[3]
Staples Road Primary School (primary, 1376 m); latest Ofsted: Good (2013).^[3]
Roding Valley High School (secondary, 1485 m); latest Ofsted: Good.^[3]

Limits of this pack

Area evidence from public releases, each cited with its release id; not advice and not a valuation of any home.
Crime is recorded street-level crime per 1,000 residents over 12 months; published locations are anonymised by the police.
Schools are those within 1.5 km of the area's centre by straight-line distance; distance says nothing about admission.
schools.independent counts independent schools (DfE Get Information about Schools) within the same radius: no Ofsted grade (most are ISI-inspected), outside the state counts and ranks.
Category A (standard market) sales from HM Land Registry Price Paid: counts, medians and shares, never a valuation, an asking price or a listing.
The window ends at the latest recorded sale, not today: Price Paid lags completions by months.
Turnover is the share of recorded homes — homes sold since 1995 with an EPC-linked UPRN — that had a standard sale in the last 12 months; that population is not the full housing stock.
Leasehold share is the share of the last 12 months' sales recorded as leasehold, not the share of homes that are leasehold.
New-build and resale medians use 36 months of sales with an EPC floor area; each needs 10 sales and the premium needs both. The mix of flats and houses can differ between the two.
Growth is the change of the LSOA's rolling £/m² index; MSOAs have no index of their own here.
Shared-ownership first-tranche sales are not separated from standard sales here (Price Paid does not label them): a block of part-share sales can drag a median down (issue #211).

Sources

Defra strategic noise mapping · release src-defra-noise-round4-2022-england
HM Land Registry Price Paid Data · release src-hmlr-pp-sales-2026-08-england
Ofsted and DfE school records · release src-ofsted-latest-inspections-2026-08
data.police.uk recorded crime · release src-police-uk-crime-12m-2025-09-2026-08-england

uk:lsoa:E01021790 · product release rel-202610280650-prices-england

Guide · Glossary

Markdown copy

# Area evidence pack: Epping Forest 012E

2026-10-28 · uk:lsoa:E01021790 · Release rel-202610280650-prices-england.

## In short

- Price: resale homes sold for a median £5,770/m²; +7.5% over the last year.
- Market: 23 standard sales in 12 months, 56% of them leasehold.
- Crime: 50.1 recorded crimes per 1,000 residents, about average for London.
- Noise: 21% of homes at 55 dB or more from road or rail.
- Schools: 8 state-funded within 1.5 km; nearest Thomas Willingale Primary School and Nursery (768 m).

## Local market

- 23 standard (category A) sales in the 12 months to August 2026. — [HM Land Registry Price Paid Data, src-hmlr-pp-sales-2026-08-england, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/price-paid-data-downloads)
- Turnover 2.6%: 23 of 870 homes with an EPC-linked UPRN had a standard sale in 12 months (not the full housing stock). — [HM Land Registry Price Paid Data, src-hmlr-pp-sales-2026-08-england, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/price-paid-data-downloads)
- Leasehold share of sales: 56% of the 23 sales with a recorded tenure in 12 months were leasehold (a share of sales, not of homes). — [HM Land Registry Price Paid Data, src-hmlr-pp-sales-2026-08-england, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/price-paid-data-downloads)
- New-build median £6,190/m² (£575/sq ft) across 48 standard sales in 36 months. — [HM Land Registry Price Paid Data, src-hmlr-pp-sales-2026-08-england, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/price-paid-data-downloads)
- Resale median £5,770/m² (£536/sq ft) across 63 standard sales in 36 months. — [HM Land Registry Price Paid Data, src-hmlr-pp-sales-2026-08-england, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/price-paid-data-downloads)
- New-build premium over resale: +7.3% on median £/m² (the mix of flats and houses can differ). — [HM Land Registry Price Paid Data, src-hmlr-pp-sales-2026-08-england, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/price-paid-data-downloads)
- £/m² index change to August 2026: 1 year +7.5%, 3 years -4.8%, 5 years +11.2%, 10 years +37.1%. — [HM Land Registry Price Paid Data, src-hmlr-pp-sales-2026-08-england, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/price-paid-data-downloads)

## Crime

- 50.1 recorded crimes per 1,000 residents in the 12 months to August 2026, London percentile 52. — [data.police.uk recorded crime, src-police-uk-crime-12m-2025-09-2026-08-england, observed 2026-10-28](https://data.police.uk/data/archive/2026-08.zip)

## Road and rail noise

- 21% of 699 homes at or above 55 dB Lden from road or rail (0% at 65 dB; road 21%, rail 0% at 55 dB). Modelled 2022 levels. — [Defra strategic noise mapping, src-defra-noise-round4-2022-england, observed 2026-10-28](https://environment.data.gov.uk/dataset/562c9d56-7c2d-4d42-83bb-578d6e97a517)

## Schools nearby

- 8 state-funded schools within 1.5 km (6 primary, 2 secondary). Distance says nothing about admission.
- Thomas Willingale Primary School and Nursery (primary, 768 m); latest Ofsted: Good (2017). — [Ofsted and DfE school records, src-ofsted-latest-inspections-2026-08, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/monthly-management-information-ofsteds-school-inspections-outcomes)
- St John Fisher Catholic Primary School (primary, 800 m); Ofsted report card 2025/26: Inclusion expected standard, Curriculum and teaching needs attention, Achievement needs attention, Attendance and behaviour expected standard, Personal development and wellbeing expected standard, Leadership and governance expected standard, Early years needs attention; safeguarding met. — [Ofsted and DfE school records, src-ofsted-latest-inspections-2026-08, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/monthly-management-information-ofsteds-school-inspections-outcomes)
- The Alderton Junior School (primary, 906 m); latest Ofsted: Good. — [Ofsted and DfE school records, src-ofsted-latest-inspections-2026-08, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/monthly-management-information-ofsteds-school-inspections-outcomes)
- The Alderton Infant School and Nursery (primary, 990 m); latest Ofsted: Good. — [Ofsted and DfE school records, src-ofsted-latest-inspections-2026-08, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/monthly-management-information-ofsteds-school-inspections-outcomes)
- Debden Park High School (secondary, 1167 m); latest Ofsted: Graded areas 2024/25, no overall grade. — [Ofsted and DfE school records, src-ofsted-latest-inspections-2026-08, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/monthly-management-information-ofsteds-school-inspections-outcomes)
- Hereward Primary School (primary, 1289 m); latest Ofsted: Outstanding. — [Ofsted and DfE school records, src-ofsted-latest-inspections-2026-08, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/monthly-management-information-ofsteds-school-inspections-outcomes)
- Staples Road Primary School (primary, 1376 m); latest Ofsted: Good (2013). — [Ofsted and DfE school records, src-ofsted-latest-inspections-2026-08, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/monthly-management-information-ofsteds-school-inspections-outcomes)
- Roding Valley High School (secondary, 1485 m); latest Ofsted: Good. — [Ofsted and DfE school records, src-ofsted-latest-inspections-2026-08, observed 2026-10-28](https://www.gov.uk/government/statistical-data-sets/monthly-management-information-ofsteds-school-inspections-outcomes)

## Limits of this pack

- Area evidence from public releases, each cited with its release id; not advice and not a valuation of any home.
- Crime is recorded street-level crime per 1,000 residents over 12 months; published locations are anonymised by the police.
- Schools are those within 1.5 km of the area's centre by straight-line distance; distance says nothing about admission.
- schools.independent counts independent schools (DfE Get Information about Schools) within the same radius: no Ofsted grade (most are ISI-inspected), outside the state counts and ranks.
- Category A (standard market) sales from HM Land Registry Price Paid: counts, medians and shares, never a valuation, an asking price or a listing.
- The window ends at the latest recorded sale, not today: Price Paid lags completions by months.
- Turnover is the share of recorded homes — homes sold since 1995 with an EPC-linked UPRN — that had a standard sale in the last 12 months; that population is not the full housing stock.
- Leasehold share is the share of the last 12 months' sales recorded as leasehold, not the share of homes that are leasehold.
- New-build and resale medians use 36 months of sales with an EPC floor area; each needs 10 sales and the premium needs both. The mix of flats and houses can differ between the two.
- Growth is the change of the LSOA's rolling £/m² index; MSOAs have no index of their own here.
- Shared-ownership first-tranche sales are not separated from standard sales here (Price Paid does not label them): a block of part-share sales can drag a median down (issue #211).

## Sources

- [Defra strategic noise mapping](https://environment.data.gov.uk/dataset/562c9d56-7c2d-4d42-83bb-578d6e97a517), release src-defra-noise-round4-2022-england
- [HM Land Registry Price Paid Data](https://www.gov.uk/government/statistical-data-sets/price-paid-data-downloads), release src-hmlr-pp-sales-2026-08-england
- [Ofsted and DfE school records](https://www.gov.uk/government/statistical-data-sets/monthly-management-information-ofsteds-school-inspections-outcomes), release src-ofsted-latest-inspections-2026-08
- [data.police.uk recorded crime](https://data.police.uk/data/archive/2026-08.zip), release src-police-uk-crime-12m-2025-09-2026-08-england