Updated monthly · rents for August 2026 · East of England
Rental Yields in Epping Forest
The average private rent in Epping Forest was £1,844 a month in August 2026, and the average property price was £525,719 in July 2026. That gives a gross rental yield of 4.2%, which ranks 193rd of 316 local authorities in England and Wales and 23rd of 45 in the East of England.
Take off a letting agent, repairs and one empty month a year and the net yield is about 3.2%, before mortgage costs and tax. In the year to August 2026 the average rent rose 5.6%, and in the year to July 2026 the average price fell 1.6%. Rents have moved ahead of prices, which pushes gross yields up.
Official data: ONS average rents (August 2026) and HM Land Registry average prices (July 2026), for the whole local authority. All yields are before tax.
Gross yield
4.2%
#193 of 316 in England & Wales
Net yield
3.2%
After letting, repairs and voids
Average rent
£1,844
+5.6% in 12 monthsAverage price
£525,719
-1.6% in 12 monthsWhat a typical Epping Forest rental makes after costs
Gross yield ignores costs. Here is a property at Epping Forest's average price and rent, run through the RealYield calculator with the same assumptions Deal Check uses. Costs take the yield from 4.2% to 3.2%, a gap of 1.0 percentage points. Rent covers these costs and the mortgage interest up to a rate of about 4.3%.
| A year at £525,719 and £1,844 pcm | £ a year |
|---|---|
| Rent for 12 months | £22,128 |
| Less one empty month | -£1,844 |
| Less letting agent (12% of rent collected) | -£2,434 |
| Less repairs (5% of rent collected) | -£1,014 |
| Net income before mortgage (net yield 3.2%) | £16,836 |
| Less mortgage interest (£394,289 at 4.5%, interest only) | -£17,743 |
| Cashflow before tax | -£907 |
| Less income tax (higher-rate taxpayer, owned personally, Section 24) | -£3,367 |
| Cashflow after tax | -£4,274 |
That works out at a loss of £76 a month before tax and a loss of £356 a month after tax, on a £131,430 deposit (25%) before stamp duty and buying costs.
Source: RealYield calculator engine on the ONS average rent (August 2026) and HM Land Registry average price (July 2026). Assumptions: 25% deposit, 4.5% interest-only mortgage, 12% letting agent, 5% of rent on repairs, one empty month a year, no service charge or ground rent. Tax is illustrative: the property profit taxed at the higher rate with the 20% mortgage interest credit, ignoring your other income and allowances. An average, not a valuation of any property.
How Epping Forest compares with the East of England
Epping Forest's gross yield ranks 193rd of 316 local authorities in England and Wales and 23rd of 45 in the East of England. In the East of England, gross yields run from 3.2% in Uttlesford to 6.1% in Norwich.
| Measure | Epping Forest | East of England median | England and Wales median |
|---|---|---|---|
| Gross yield | 4.2% | 4.2% | 4.4% |
| Net yield (after letting, repairs, voids) | 3.2% | 3.2% | 3.4% |
| Average rent (pcm) | £1,844 | £1,250 | £1,022 |
| Average price | £525,719 | £330,523 | £288,085 |
| Rent change, 12 months | +5.6% | +3.7% | +3.9% |
| Price change, 12 months | -1.6% | +1.3% | +1.9% |
Medians of the local authority averages (45 in the East of England, 316 in England and Wales), not weighted by population. Rents: ONS Price Index of Private Rents, August 2026. Prices and price change: HM Land Registry UK House Price Index, July 2026. Net yields use the same assumptions as the typical property above and the Net Yield Index. All before tax.
Average rent in Epping Forest by bedrooms
| Property size | Average rent (pcm, August 2026) |
|---|---|
| 1 bedroom | £1,230 |
| 2 bedrooms | £1,584 |
| 3 bedrooms | £1,941 |
| 4+ bedrooms | £2,878 |
Source: ONS Price Index of Private Rents, August 2026. A 2-bedroom rent against the average flat price gives a flat yield of 6.6%, gross.
Average house price in Epping Forest by property type
| Property type | Average price (July 2026) |
|---|---|
| Detached | £1,003,604 |
| Semi-detached | £576,842 |
| Terraced | £458,532 |
| Flat / maisonette | £289,967 |
Areas to compare with Epping Forest
Local authorities in the East of England with the closest gross yields to Epping Forest.
- Rental yields in Dacorum4.2% gross, 3.2% net£1,594 pcm · £459,235
- Rental yields in Central Bedfordshire4.2% gross, 3.2% net£1,250 pcm · £356,758
- Rental yields in Castle Point4.2% gross, 3.2% net£1,262 pcm · £356,579
- Rental yields in Bedford4.2% gross, 3.2% net£1,173 pcm · £333,824
- Rental yields in King's Lynn and West Norfolk4.2% gross, 3.2% net£941 pcm · £265,715
Epping Forest rental yield questions
What is the average rental yield in Epping Forest?
The average gross rental yield in Epping Forest is 4.2%, from an average rent of £1,844 a month (ONS, August 2026) and an average price of £525,719 (HM Land Registry, July 2026). It ranks 193rd of 316 local authorities in England and Wales and 23rd of 45 in the East of England. After a 12% letting agent fee, 5% of rent on repairs and one empty month a year, the net yield is about 3.2%. Both figures are before mortgage costs and tax.
What is the average rent in Epping Forest?
The average private rent in Epping Forest was £1,844 per calendar month in August 2026, according to the ONS Price Index of Private Rents. A 2-bedroom home averaged £1,584 a month. Over the previous 12 months the average rent rose 5.6%, against a median change of +3.9% across England and Wales.
What is the average house price in Epping Forest?
The average property price in Epping Forest was £525,719 in July 2026, according to the HM Land Registry UK House Price Index. The average flat or maisonette cost £289,967. Over the previous 12 months the average price fell 1.6%.
How do rental yields in Epping Forest compare with the rest of the East of England?
Epping Forest's gross yield of 4.2% is in line with the median of 4.2% for the 45 local authorities in the East of England, and 0.2 points below the England and Wales median of 4.4%. Across the region, gross yields run from 3.2% in Uttlesford to 6.1% in Norwich. These are gross yields, before costs and tax.
Why is the net yield in Epping Forest lower than the gross yield?
Gross yield counts every month's rent and no costs. On a property at Epping Forest's average price and rent, one empty month a year costs £1,844 in lost rent, letting agent fees at 12% cost £2,434 and repairs at 5% of rent cost £1,014. That takes the yield from 4.2% to about 3.2%, a gap of 1.0 percentage points. Both yields are before mortgage costs and tax, which reduce the return further, as would any service charge or ground rent.
Is Epping Forest good for buy-to-let?
RealYield does not rate areas as good or bad investments, because the answer depends on the property, the price paid and your own circumstances. On the published averages, Epping Forest's gross yield ranks 193rd of 316 local authorities in England and Wales and 23rd of 45 in the East of England. With a 25% deposit and a 4.5% interest-only mortgage, a property at the average price and rent would lose about £76 a month before tax after letting, repair and void costs. Rent stops covering those costs and the interest at a mortgage rate of about 4.3%. Individual properties vary widely, so test a specific deal before relying on an area average.
Rents: ONS Price Index of Private Rents, August 2026. Prices: contains HM Land Registry data © Crown copyright and database right 2026, July 2026. Both used under the Open Government Licence v3.0. Averages describe the whole local authority and individual properties vary widely. Net yields and cashflow are RealYield calculations on those averages with the assumptions stated above.
This page is for informational purposes only and does not constitute financial or investment advice. Yields shown are before tax. Always verify current figures and seek independent professional advice before making investment decisions.