Town Pop. 11,071

Living in Epping: Liveability Score 47/100

Last updated 7 August 2026

Epping comes out at 47/100 on the 9 categories we can score here. Measured against other towns, lifestyle stands out most: 45/100 where the typical UK town scores 21/100. The biggest shortfall against other towns is safety: 52/100 versus a median of 88/100.

That makes it the 3rd highest-scoring of the 6 places in the CM16 postcode district. Its lifestyle score runs 12 points above the CM16 district's 33/100. On the national picture that lands Epping in the middle half of all the places we score. For the surrounding area, see CM16 postcode district.

47
OUT OF 100
Below Avg
Score for:

Settlement area

The built-up area boundary and the postcodes its score is averaged from, each shaded by its own score. Clustered pins are other settlements. Tap one to view or compare it, or zoom in to reveal more.

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Each postcode is coloured by its own overall score on the default weighting. Scores are filled in as postcodes get searched on the site, so a blue dot just means that postcode hasn't been scored yet.

Epping scores 47 but individual postcodes tell the full story

See the exact score for any postcode, side by side with Epping.
Or compare:
CM16 4AA CM16 5AA CM16 6AA CM16 7AA CM16 9BF CM16

Score breakdown

Safety & Environment

Safety
52
111.6 crimes per 1,000 residents · last 12 months Above the England & Wales average of 94.3
Crime rate vs national average · last 12 months
Violence and sexual offences 450 crimes
↑ 22% above national average
Vehicle crime 136 crimes
↑ 156% above national average
Anti-social behaviour 126 crimes
↓ 25% below national average
Criminal damage and arson 108 crimes
↑ 44% above national average
Public order 101 crimes
↑ 40% above national average
other 314 crimes
Highest-crime locations
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  1. 1 High Road 109 crimes
  2. 2 Police Station 91 crimes
  3. 3 Supermarket 76 crimes

Source: data.police.uk · England & Wales only

Environment
60
Air Quality NO₂ 10.5 · PM2.5 7.5 · PM10 13 µg/m³
67
Green Space 46
Parks Ample 8
Sports Pitches Adequate 4
Allotments Adequate 2
Golf Courses Ample 3
Tennis Courts Ample 8
Bowling Greens Some 1
Playgrounds Adequate 4

Services

Schools
34
4 schools in area · 6 within 4km
4Good
  • Coopersale and Theydon Garnon Church of England Voluntary Controlled Primary SchoolPrimary · inspected 2022
    Good
  • Epping Primary SchoolPrimary · inspected 2022
    Good
  • Epping St Johns Church of England SchoolSecondary · inspected 2022
    Good
  • Ivy Chimneys Primary SchoolPrimary · inspected 2022
    Good

Score reflects proximity-weighted access to rated schools within 4km: areas with more nearby schools score higher regardless of settlement boundary.

Healthcare
35
A&E departmentsPrincess Alexandra Hospital4.4 mi
King George Hospital7.2 mi
Whipps Cross University Hospital8.4 mi
Hospital waitsThe Princess Alexandra Hospital NHS Trust0.8 mi
Routine referral (median)11 wks
Treated within 18 weeks64.1%
A&E seen within 4 hrs78.7%
2 GP surgeries in area best 'Good'
GP capacity1,973 patients per GP
6dentists3pharmacies

Score reflects proximity to CQC-rated GP surgeries and hospitals, not facility count. Dentists and pharmacies are shown for context but don't affect the score.

Broadband
55
Full fibre (FTTP)71.5%
available across Epping Forest
Gigabit-capable · incl. cable
88.4%
Ultrafast (300+ Mbps)
88.4%
Superfast (30+ Mbps)
99.2%
Ofcom Connected Nations · 253 postcodes · full fibre at local-authority level

Economy & Bills

Economic Health
69
Employment rate58.6%
Above the Great Britain average of 57.3% of residents aged 16+
Economic activity (16+)
Employed58.6%Unemployed2.9%Retired24.9%Student3.7%Other inactive9.8%
Occupation mix
Professional & managerial48.6%Skilled & technical35.1%Routine & elementary16.3%
Highest qualification (16+)
No qualifications17.5%Level 1 (1–4 GCSEs)9.5%Level 2 (5+ GCSEs)14.5%Level 3 (A levels)15.7%Level 4+ (degree & above)35.9%Apprenticeship4.6%Other (incl. vocational)2.4%
Home ownership69%
Among the least-deprived 27% of areas in England
Census 2021/22 (Great Britain) · deprivation: IoD 2025 / SIMD
Bills
61
Council tax Epping Forest · 2026-27
A £1,518
B £1,771
C £2,024
D £2,277
E £2,783
F £3,289
G £3,795
H £4,554
Energy Eastern England region
Typical bill regional £1,641/yr
Ofgem price cap, GB average · Apr–Jun 2026
Typical home efficiency local EPC band D
Water Anglian Water
Average bill regional £498/yr
Combined water & sewerage · GB average £520

Transport

Transport
36
Epping 0.3 mi
Theydon Bois 1.8 mi
Debden 3.8 mi
J27 M25 1 mi
J27 M25 1.1 mi
J6 M11 1.3 mi

Lifestyle

Lifestyle
45
Pubs & Bars Adequate 6
Restaurants & Cafes Ample 25
Supermarkets & Convenience Ample 7
Retail Shopping Ample 64
Takeaways Ample 11
Fitness Ample 7

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House Prices

Current median sale prices · last 12 months · England & Wales only

Type Median price Sales
All dwellings £555,000 73
Detached £880,000 15
Semi-detached £695,000 19
Terraced £527,500 20
Flat / Maisonette £360,000 19
5-year monthly trend
All Detached Semi Terraced Flat
£326k £582k £847k £1.1m 2022 2023 2024 2025 2026

Source: HM Land Registry Price Paid Data (OGL v3.0)

Nearby places

Coopersale 47 1.2 mi away ⇄
Theydon Bois 54 1.8 mi away ⇄
Thornwood Common 43 1.8 mi away ⇄
Epping Upland 0 2.0 mi away ⇄
North Weald Bassett 45 2.7 mi away ⇄
Abridge 47 3.3 mi away ⇄
Bumble's Green 44 3.7 mi away ⇄
Loughton 64 3.8 mi away ⇄
Nazeing 44 3.9 mi away ⇄
Broadley Common 45 4.0 mi away ⇄
Waltham Abbey 51 4.2 mi away ⇄
High Beech 40 4.4 mi away ⇄

Frequently asked questions

Is Epping a nice place to live?

Epping has some challenges compared to many UK areas. Our liveability score for Epping is 47/100, placing it among a below-average areas in the UK across nine categories: safety, schools, healthcare, environment, transport, broadband, lifestyle, economic health, and bills.

How safe is Epping?

Epping has crime levels around the national average. Our safety score is 52/100. There were 1,235 crimes recorded in the area over the past 12 months.

What are the best schools in Epping?

Among the top-rated schools in Epping are Coopersale and Theydon Garnon Church of England Voluntary Controlled Primary School, Epping Primary School and Epping St Johns Church of England School, rated Good by Ofsted. There are 4 rated schools in Epping in total.

What are house prices like in Epping?

The current median house price in Epping is £555,000, around 95% above the England and Wales average. By property type: detached £880,000, semi-detached £695,000, terraced £527,500, flat £360,000. Over the past five years, prices have fallen by around 11%. There were 73 sales recorded in the past 12 months.

Epping in context

See the best places to live in Essex, ranked

Postcode districts in Epping

CM16 44 ⇄

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