Postcode Analysis Epping Forest, East of England

FOREST SIDE, CM16 4ED House Prices & Local Information

Comprehensive demographic deep-dive and infrastructure audit for FOREST SIDE, CM16 4ED.

analytics Demographics: Census 2021 local_police Crime: police.uk · 2026-02 (1–2 month lag)home Prices: Land Registry
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groups
Population

272

cake
Avg Age

50

payments
Avg Income

£ 55,400 /yr

work
Employed

46%

Neighbourhood Index

infoHow calculated?

Score 1–10 — how this postcode ranks nationally (10 = top 10%)

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Index Insight: CM16 4ED is ranked in the top 20% nationally for affluence, indicating a high-income demographic. It scores highly on the family-friendly index, suggesting a strong presence of family households and good proximity to schools.

shieldSafety
8/10
family_restroomFamily
9/10
favoriteHealth
3/10
workEmployment
6/10
diversity_3Diversity
2/10
paymentsAffluence
8/10
directions_transitTransit
1/10
homeHome Ownership
8/10
trending_upInvestment
3/10
psychology

Area Character

CM16 4ED is a premium owner-occupier postcode — median prices of £1.2M, 85% home ownership, and a low-deprivation rank put this address in the top tier nationally for wealth indicators. Very low crime and mature demographics confirm this as a prestige address.

home £1,200,000 median price shield Safety 8/10
verifiedPublished by PostcodeInfo.uk · · Sources: ONS Census 2021, police.uk, Land Registry

CM16 4ED is a sought-after residential area on Forest Side, 0.7km from Ivy Chimneys in Epping Forest. Administratively it sits within Theydon Bois ward and the Epping Forest constituency.

One of the more sought-after postcodes in CM16, CM16 4ED offers a settled suburb of older couples whose children have left home. This is a settled, family-oriented neighbourhood (average age 50) — stable, lower-turnover, predominantly owner-occupied. 85% of residents own their home — above average for the district, consistent with a stable and sought-after address.

Safety: Crime rates are low here at 11 incidents per 1,000 residents — well below average and reassuring for families. Property: Prices average £1.2M. The area ranks among the least deprived 20% in England — a strong signal of community wellbeing, good schools, and low crime.

Census 2021 statistics for CM16 4ED are sourced from Output Area E00110761 (shared with 13 postcodes in this micro-neighbourhood). Property prices come from HM Land Registry.

mapGeographic Location

open_in_new Open Interactive Map

Demographic Deep-Dive

The Census 2021 data below shows the full population breakdown for CM16 4ED. The average age is 49.6. Figures are sourced from the Office for National Statistics and cover ethnicity, age, religion, education, occupation, housing tenure, and more.

Ethnicity Profile

White / British91.6%
Asian / British Asian3.6%
Black / African / Caribbean0.7%
Other / Mixed4.0%

Economic Activity

46%Active
FT: 30%
Unemployed: 1%
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Community Makeup: A mature neighborhood of long-term property owners. The significantly higher average age reflects a deeply settled local population.

analytics Full Demographics Profile

home Property Prices by Type

Detached

£ 1,200,000

3 sales · Mean £ 1,186,583

gavel Crime Overview 12 Months (up to 2026-02)

CM16 4ED has low crime rates — 11 incidents per 1,000 residents. The most reported categories are anti-social behaviour and violence and sexual offences. Commercial streets and transport hubs naturally generate more incidents than quiet residential roads.

Anti-social behaviour5
Violence and sexual offences5
Criminal damage and arson3
Vehicle crime2
Other theft1

school Local Schools

P

Ivy Chimneys Primary School

Good300 pupils0.8 km
S

Epping St Johns Church of England School

Good1011 pupils1.2 km
P

Theydon Bois Primary School

Good315 pupils1.6 km

storefront Nearby Amenities

hotel

Hotel, B&B, Guest House

1 nearby
  • The Bell Hotel0.5 km
restaurant

Restaurant, Cafe

2 nearby
  • Poppy's0.7 km
  • Haywards0.5 km
local_bar

Pub, NightClub

1 nearby
  • The Forest Gate Inn0.5 km

train Transport Links

Train Stations

  • Cheshunt8.3 km
  • Chingford8.4 km
  • Waltham Cross8.4 km

Bus Stops

  • Fishers Lane0.3 km
  • Fishers Lane0.3 km
  • Mill Hoppit0.3 km
  • Mill Hoppit0.3 km
  • Park Cottages0.5 km