COPPICE, KENDAL AVENUE, EPPING, CM16 4PW - £1,875,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

COPPICE is a very large extended detached house of 272m², built sometime between 1930 and 1949, which could now be worth an estimated £1,866,649. It was last sold for £1,875,000 in May 2024, which was around 87% above the average May 2024 detached price in the Epping Forest local authority area. The most recent EPC inspection was September 2017, where the current energy rating was C, and the potential energy rating was B.

COPPICE Sold Prices

Land registry data shows four sales for COPPICE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Epping Forest local authority area for the corresponding sale date. All of the four COPPICE sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2024 23 MAY	£1,875,000	£1,003,880	87% above HPI
2019 14 JUN	£1,500,000	£907,933	65% above HPI
2012 15 AUG	£680,000	£596,675	14% above HPI
2001 21 SEP	£385,000	£359,094	7% above HPI

COPPICE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epping Forest local authority area over time, sourced from the HPI. The four COPPICE sales between September 2001 and May 2024 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the June 2019 sale was for 65% above the HPI. So the extrapolation line tracks at 65% above the HPI over time, until the May 2024 sale, where it rises to 87% above the HPI. The line then continues to track at 87% above the HPI.

What might COPPICE be worth now?

COPPICE might now be worth an estimated £1,866,649.

This is based on house price deflation of 0.4%, between May 2024 and December 2024, for detached houses, in the Epping Forest local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 0.4% deflationary decrease is applied to the most recent sale price for COPPICE of £1,875,000 on 23rd May 2024. For the value to have decreased from £1,875,000 to £1,866,649 over the five months to December 2024, the following assumptions must hold true:

• The value of COPPICE has moved in line with the HPI for detached houses in the Epping Forest local authority area.
• The May 2024 sale price of £1,875,000 represented a fair market value for the property.
• The size, condition, and specification of COPPICE has not materially changed since May 2024.

How Large is COPPICE?

COPPICE is 272m², which includes three extensions, according to the EPC inspection conducted in September 2017. This puts it in the largest 10% of detached houses houses in Epping, based on EPC data. The below chart shows the distribution of detached houses houses by size in Epping, and where COPPICE lies on this distribution: 93% of detached houses houses are smaller than COPPICE, and 7% of houses are larger. Note that EPC data is not available for all properties in Epping.

COPPICE: Plot and Title Map

COPPICE sits on a plot of roughly 0.173 of an acre, or 702m². The below map shows the location of COPPICE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of COPPICE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is COPPICE?

COPPICE is located on KENDAL AVENUE in EPPING, in the CM16 postcode district. The below map shows the position of COPPICE on KENDAL AVENUE.