London commuter townsEpping
Essex · commuter town data · September 2026Living in Epping: London commute, house prices & costs
Epping is a commuter town in Essex, around 35 minutes from London by direct train from Epping (well below average for the towns we track), with above-average prices at £555,000. It ranks #39 of 118 on Rightroute's balanced commuter score (September 2026 data).
63
Rightroute score
Upper half · #39 of 118
Epping at a glance
Commute and cost
35 min
Train to London
From Epping, 20% faster than the 118-town median.
£3,243
Annual season ticket
About £270 a month, 36% cheaper than the 118-town median.
£555k
Average house price
£555,000, 36% above the 118-town median.
£1,584
Average rent
A two-bed in Epping Forest, per month, 22% above the 118-town median.
Living there
High
Safety
Crime index 33 on a 0–100 scale (lower is safer).
953Mb
Broadband
Average available download speed, 6% above the 118-town median.
7.6
Life satisfaction
ONS Personal Well-being mean score, 0–10 (higher is better).
What’s nearby
25
Historic landmarks
Nationally protected buildings, monuments and gardens within 3 miles, 32% fewer than the 118-town median.
45
Hectares of parks and fields
Public parks and playing fields within 3 miles, 81% less than the 118-town median.
66
Places to eat and drink
Restaurants, cafes and pubs within 3 miles, 58% fewer than the 118-town median.
The commute from Epping
Direct trains from Epping take around 35 minutes into Liverpool Street, running on Elizabeth line. That makes it #39 out of 118 towns for speed into London.
An annual season ticket costs about £3,243, roughly £270 a month or £16,215 over five years. That's 36% cheaper than the 118-town median of £5,041.
How Epping compares to the other 117 towns
| Metric | Epping | Median | Rank |
|---|---|---|---|
| Train to London | 35 min | 44 min | #39 |
| Annual season ticket | £3,243 | £5,041 | #15 |
| Average house price | £555,000 | £409,000 | #103 |
| Price to local earnings | 13.4x | 10.1x | #103 |
| Average rent (2 bed) | £1,584/mo | £1,298/mo | #109 |
| Rent to local earnings | 46% | 39% | #106 |
| Crime index (lower is safer) | 33 | 52.5 | #23 |
| Broadband speed | 953 Mb | 903 Mb | #31 |
| Life satisfaction (0–10) | 7.6 | 7.6 of 116 | #45 |
Overall, Epping ranks #39 of 118 on the balanced Rightroute commuter score. Different priorities give different answers, so you can weight the criteria yourself in the comparison page.
Epping commuter FAQs
How long is the commute from Epping to London?
Direct trains from Epping take around 35 minutes to Liverpool Street. Epping is served by Elizabeth line.
How much is a season ticket from Epping to London?
An annual season ticket from Epping costs about £3,243, which works out at roughly £270 a month.
What is the average house price in Epping?
The average sold price in Epping is £555,000 (HM Land Registry), which is 36% above the median across the 118 London commuter towns we hold a price for.
Is Epping a safe place to live?
Epping scores 33 on a 0–100 crime index (lower is safer), which is a high level of safety relative to other London commuter towns.
Is Epping a good commuter town for London?
Epping ranks #39 of 118 London commuter towns on Rightroute's balanced score, which weighs commute time, house prices, season ticket cost, safety and broadband. If your priorities are different, the Rightroute compare view lets you weight the criteria yourself.
Towns near Epping
Compare Epping with a neighbour
Shortlisted a few homes in Epping?
Plan your viewing day: save the listings, and Rightroute puts them in the quickest order to visit. Rank them once you have been, and share the list with whoever you are house-hunting with.
House prices are the median of that town's own sales from HM Land Registry Price Paid, August 2025 to July 2026, refreshed monthly; the crime score is the mean monthly count from police.uk over August 2025 to July 2026, placed on a 0 to 100 scale where lower is safer, also refreshed monthly. Rent is the average for a two-bed in the local authority, from the ONS Price Index of Private Rents, August 2026, refreshed monthly. Train times are typical off-peak direct rail to the destination city (National Rail) and season tickets the annual fare to the same place. Broadband is the average available download speed from Ofcom Connected Nations; life satisfaction is the ONS Personal Well-being mean for the local authority. Those are reviewed periodically rather than monthly. Heritage sites, green space and places to eat are counted within three miles from Historic England, OS Open Greenspace and the Food Standards Agency, built September 2026, and refreshed annually. Figures are for comparison between townsrather than exact values.