Buying a home in EN9, Waltham Abbey. What it costs, what you get and where else to look.

Typical 3-bedroom house£423kmost £384k–£477k

Houses per m²£4,851flats £4,510

Sold last year1811,200 in five years

Prices in Epping Forest-1.6%on a year ago

A typical 3-bedroom house in EN9 sold for £423,439 over the last five years, in today's money; most went for between £384,398 and £476,771, for about 90 m² of space.

181 homes sold here in the last year: a steady market with homes coming up most weeks. Flats start at around £193k for one bedroom. Within the district, houses cost the least per m² in EN9 1 (£4,761) and the most in EN9 2 (£5,024).

Across Epping Forest, prices are down 1.6% on a year ago and up 7.6% over five years. Renting a similar home there costs about £1,941 a month; a 90% mortgage on the typical price would be around £1,931 a month at 4.5% over 30 years.

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House prices in EN9 by bedrooms

Bedrooms	Typical price	Most sell for	Size	Sold, 5 years
1	£305,045	£296k–£381k	53 m²	7
2	£385,409	£354k–£421k	69 m²	251
3	£423,439	£384k–£477k	90 m²	482
4	£569,115	£466k–£646k	116 m²	115
5+	£718,977	£587k–£833k	160 m²	98

Prices by type of home

	1 bed	2 bed	3 bed	4 bed	5+ bed
Houses	£305k	£385k	£423k	£569k	£719k
Detached	—	£483k	£521k	£651k	£782k
Semi-detached	—	£413k	£454k	£552k	£629k
Terraced	—	£367k	£392k	£428k	£497k
Flats	£193k	£254k	£316k	—	—

Typical sale price over the last five years, adjusted to today's prices with the UK House Price Index.

Price per m² across EN9

Postcode sector	Houses	Flats
EN9 1	£4,761	£4,630
EN9 2	£5,024	—
EN9 3	£4,844	£4,388

Schools near EN9

Best state primary within 2 kmWaltham Holy Cross Primary Academy73% met the expected standard at 11 · England 64%4 state primaries within 2 km

Best state secondary within 5 kmArk John Keats Academy52.6% got grade 5+ in English and maths · England 43.8%9 state secondaries within 5 km

Nearby areas

EN8 Waltham Cross · 3 km3-bed house £470k EN10 Broxbourne · 5 km3-bed house £504k EN3 Enfield · 5 km3-bed house £452k EN7 Waltham Cross · 6 km3-bed house £492k IG10 Loughton · 6 km3-bed house £549k CM16 Epping · 7 km3-bed house £602k EN1 Enfield · 7 km3-bed house £541k EN11 Hoddesdon · 8 km3-bed house £453k

Questions about EN9

Is EN9 a good area to buy a home?

What the numbers say: prices in Epping Forest are down 1.6% on a year ago; the best state primary nearby is above the England average (73% against 64%); the best secondary is above it (52.6% against 43.8%); 181 homes sold here last year. Whether it suits you depends on your budget and what you need nearby, so compare it with the districts around it below.

How much is a 3-bedroom house in EN9?

A typical 3-bedroom house in EN9 sold for £423,439 over the last five years, in today's money. Most sold between £384,398 and £476,771.

How many homes sell in EN9 each year?

181 homes sold in the last year and 1,200 in five years: a steady market with homes coming up most weeks.

What are the schools like near EN9?

The best-performing state primary within 2 km is Waltham Holy Cross Primary Academy, where 73% of pupils met the expected standard at age 11 (England: 64%).

Where is cheaper near EN9?

For a 3-bedroom house, CM19 (£377k, 8 km).

Sources: HM Land Registry price paid data matched to the EPC register for size and bedrooms, last five years in today's prices; UK House Price Index (July 2026); ONS private rents (August 2026); DfE school performance tables. Districts with fewer than five sales of a kind are left out. The mortgage figure is an illustration, not advice.