CM16 5AD is a mixed residential area on Rayfield, 0.3km from Theydon Grove in Epping. Administratively it sits within Epping Lindsey and Thornwood Common ward and the Epping Forest constituency.
This is a strong family neighbourhood — a diverse suburb with younger adults and first-time buyers, good starter homes. A balanced community with an average age of 37 — families, professionals, and long-term residents all well represented. 61% of properties are owner-occupied — a strong indicator of neighbourhood stability and long-term community investment.
Safety: Crime is moderate at 56 incidents per 1,000 residents — broadly typical for this type of urban area. Property: Prices average £631k, down 4.2% year-on-year.
Census 2021 statistics for CM16 5AD are sourced from Output Area E00110540 (shared with 5 postcodes in this micro-neighbourhood). Property prices come from HM Land Registry.
RAYFIELD, CM16 5AD House Prices & Local Information
Comprehensive demographic deep-dive and infrastructure audit for RAYFIELD, CM16 5AD.
334
37
£ 55,900 /yr
50%
Neighbourhood Index
infoHow calculated?Score 1–10 — how this postcode ranks nationally (10 = top 10%)
Index Insight: CM16 5AD 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.
Area Character
A sought-after, premium postcode. CM16 5AD's low deprivation rank, 61% ownership, and £631k median price place it in the top quintile nationally for residential quality. Crime rates in this specific area are moderate. Property prices average £631k. Property prices are trending down 4.2% year-on-year.
mapGeographic Location
Demographic Deep-Dive
The Census 2021 data below shows the full population breakdown for CM16 5AD. The average age is 37.3. Figures are sourced from the Office for National Statistics and cover ethnicity, age, religion, education, occupation, housing tenure, and more.
Ethnicity Profile
Economic Activity
Age Profile: A mature, mid-life demographic. The population consists largely of established adults in their late thirties and forties.
home Property Prices by Type
Semi-Detached
£ 548,500
20 sales · Mean £ 583,050
Terraced
£ 520,000
3 sales · Mean £ 528,333
gavel Crime Overview 12 Months (up to 2026-02)
Crime around CM16 5AD is moderate at 56 per 1,000 residents. The most reported categories are violence and sexual offences and anti-social behaviour. Commercial streets and transport hubs naturally generate more incidents than quiet residential roads.
school Local Schools
Epping Primary School
Epping St Johns Church of England School
Ivy Chimneys Primary School
storefront Nearby Amenities
Retailers - Other
17 nearby- 1-3 Simon Campion Court0.2 km
- Bestway Direct Ltd0.4 km
- Churchs Pork Butchers0.3 km
- Epping News0.5 km
- Gails Bakery0.3 km
- + 12 more
Pub, NightClub
8 nearby- Kasha0.4 km
- The Black Lion0.2 km
- The Duke of Wellington0.7 km
- Epping Public Hall0.4 km
- Lindsey Street Community Association0.6 km
- + 3 more
Restaurant, Cafe
36 nearby- Elios0.2 km
- Ashlyns Organics Ltd, The Cafe0.8 km
- Bakers Benevolent Society0.2 km
- Barbarossa0.2 km
- Belgique0.2 km
- + 31 more
Takeaway Shop
7 nearby- New China Chinese Takeaway0.7 km
- Subway0.5 km
- Yo! To Go0.7 km
- Food by Lara Luck0.6 km
- Okra Green0.7 km
- + 2 more
Supermarkets
2 nearby- Marks & Spencer Simply Foods0.3 km
- Tesco0.7 km
train Transport Links
Train Stations
- Harlow Town8.9 km
- Cheshunt9.4 km
- Roydon9.7 km
Bus Stops
- Council Offices0.2 km
- Council Offices0.2 km
- Church0.4 km
- Church0.4 km
- Maltings Lane0.4 km
Generated by PostcodeInfo.uk
Postcode Profile: CM165AD · Data under Open Government Licence