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Epping West & Rural

About

Epping West & Rural ward encompasses the western outskirts of Epping town and a significant expanse of protected forest and farmland. The area is defined by its transition from suburban residential streets to open countryside, with the M11 motorway forming a major boundary. Settlement is largely clustered, giving way to agricultural fields and scattered farmsteads.

A substantial portion of the ward lies within Epping Forest, a vast ancient woodland managed as a public open space. This includes areas like Lippitts Hill and parts of the forest's high ridgeline. The landscape is characterised by woodland, grazing pastures known as plains, and the conservation areas of Copped Hall and Upshire.

Area overview

On average Epping West & Rural has moderate deprivation and very high crime levels. Approximately 9.5% of homes in this area are social housing provided by a local council or housing association. The average income per household in Epping West & Rural is £65,410 per year. There are 5 schools in Epping West & Rural: 2 primary (0 Outstanding and 2 Good) and 1 secondary (0 Outstanding and 1 Good).

Crime rate

9/10

Crimes per 1k residents

N/A

Deprivation level

5/10

Income level

7/10

Connectivity

N/A

Property prices in Epping West & Rural

Based on 92 recent sales, the median property price is £532,500 in Epping West & Rural area, with individual transactions ranging from £220,000 up to £2,047,000.

Price distribution per property type (last year)

Median sale price and percentiles per property type (last year)

Median sale price, sales count, and percentile information for each property type in Epping West & Rural over the last year.
Type	Sales	Median	5th percentile	25th percentile (Lower quartile)	75th percentile (Upper quartile)	95th percentile
Detached	21	£837,500	£512,500	£675,000	£1,020,000	£1,750,000
Flats	22	£390,000	£254,450	£361,250	£435,000	£498,750
Semi-Detached	24	£681,250	£490,775	£543,125	£799,375	£864,200
Terraced	25	£515,000	£430,000	£495,000	£600,000	£701,600

10 years median price trend in Epping West & Rural

Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 16/01/2026.

HM Land Registry • Police.uk • DfE • ONS • TfL • National Rail