Our Data Sources
23, Piercing Hill, Epping has 21 entries in the Land Registry, most recently in December 2025 and a single entry in the EPC database dated March 2022.
We combine this information with that of neighbouring properties to estimate the property attributes and values.
The local information is scored as 3 out of 5 and is considered of medium accuracy.
1Sales dated prior to 2007 are shown, but are not used in our calculations.
Price Range & Condition
The condition of a property plays an important role in determining its value, with the degree of impact varying by property type, size and location.
For 23, Piercing Hill, Epping, we estimate a market value of £3,051,229 and a rental value of £8,916 per month when presented in very good decorative order. Should the property require extensive cosmetic improvement, those figures would reduce to £2,702,517 and £7,897 per month respectively.
Plot Size
HM Land Registry records the plot of land for 23, Piercing Hill, Epping as measuring 3,880 m2.
That makes it the 7th largest plot in the postcode, where 23 of the 25 other houses have recorded plot data.
Energy Efficiency
23, Piercing Hill, Epping has an Energy Performance Rating (EPC) of D. This is based on the most recent assessment, dated 24 Mar 2022.
The property is connected to mains gas and has mostly double glazing. It is heated using a boiler and radiators (mains gas, boiler and radiators, mains gas).
Sold Prices
The most recent sale of 23, Piercing Hill, Epping completed on 10th December 2025 at £2,950,000 and was recorded by HM Land Registry as a freehold house.
Since 1995 the property has sold twice.
Values of comparable properties have dropped by 37.7% over the period since December 2025.
- Sold Dec 2025£2,950,000
- Sold May 1999£635,000
Similar Properties Sold Nearby
Since 2017 4 properties similar to 23, Piercing Hill, Epping have sold within a radius of 1.8 kilometres, per the Land Registry and our network of Estate Agents.
The latest, on the 28th November 2024, was Great Gregories House, Theydon Road, Epping, CM16 4EF, a freehold house which sold for £3,000,000.
Read more about house prices in CM16.
- Sold Nov 2024£3,000,000 | 5 Bed HouseGreat Gregories House, Theydon Road, Epping, CM16 4EFGreat Gregories House, Theydon Road, Epping, CM16 4EF
- Sold Mar 2024£3,050,000 | 5 Bed House25, Piercing Hill, Epping, CM16 7JW25, Piercing Hill, Epping, CM16 7JW
- Sold Jun 2021£2,315,000 | 5 Bed HouseBadgers, Theydon Road, Epping, CM16 4EFBadgers, Theydon Road, Epping, CM16 4EF
- Sold Feb 2017£2,100,000 | 5 Bed HouseTheydon Lodge, Coppice Row, Epping, CM16 7DLTheydon Lodge, Coppice Row, Epping, CM16 7DL
Nearby is defined as the radius comprising the nearest 2,000 addresses.
More reading links
Explore Nearby Properties
The surrounding properties have an average estimated value of £1,822,308, ranging from £854,471 to £4,968,022.
- 22 Piercing Hill
5 Bed House | 14 m | Est. Value: £2,366,549
- 24 Piercing Hill
5 Bed House | 23 m | Est. Value: £2,486,335
- 20 Piercing Hill
4 Bed House | 51 m | Est. Value: £1,260,913
- 25 Piercing Hill
5 Bed House | 54 m | Est. Value: £2,527,345
- 19 Piercing Hill
5 Bed House | 71 m | Est. Value: £1,236,223
Location Comparison
Of the 63 addresses on Piercing Hill, Theydon Bois, Epping, CM16, 23, Piercing Hill, Epping comes out as the 9th largest and the 7th most expensive in our analysis of the public data.
It is also £2.27m more expensive than the average property across the CM16 district.
More reading links
Schools Nearby
- Theydon Bois Primary School600 m away
- Ivy Chimneys Primary School1.6 km away
- Hereward Primary School2.0 km away
- Davenant Foundation School1.7 km away
- Epping St John's Church of England School2.2 km away
- Debden Park High School2.6 km away
More reading links
Public Transport Nearby
- Theydon Bois|1.0 km away
- Epping|2.4 km away
- Debden|3.6 km away
Available Internet Speeds
Broadband here reaches ultrafast speeds, based on recent Ofcom data.
According to recent data from Ofcom, Ultrafast Broadband available in this area.
Risk of Flooding
The flood risk here is rated Very Low, based on Environment Agency data.
