Aveley vs Epping
Which is better to live in? Distance: 14.9 miles apart.
The verdict
When it comes to cost of living, Aveley wins on house prices with a 39% gap. Epping has the lower crime rate of the two. For families, Epping edges ahead on school quality.
Avg House Price
Aveley
£367,814
Epping
£599,448
Crime Rate
Aveley
101.6
Epping
57.3
Top-Two School Inspection Bands
Aveley
66.7%
Epping
100.0%
Avg Download Speed
Aveley
463.2
Epping
410.5
EPC Rating
Aveley
69.2
Epping
69.8
Median Income
Aveley
£37,112
Epping
£36,117
House Prices (2025)
Most affordable in East of EnglandProperty in Epping commands an average of £599,448, compared with £367,814 in Aveley – a difference of 39%. The most affordable entry point in Aveley is a flat at £166,324, while in Epping it is a flat at £358,489.
Average Price by Property Type (2025)
Biggest gap: flat homes are 54% pricier in Epping (£358,489 vs £166,324).
Price Trend (11 Years)
Over the last 9 years, Aveley prices grew faster — 19% vs 16%.
Crime & Safety
Safest in East of EnglandResidents of Epping experience less crime overall, with a rate of 57.3 per 1,000 versus 101.6 per 1,000 in Aveley. The most common crime category in Aveley is violent-crime, while in Epping it is violent-crime.
Crime Rate by Category (per 1,000 residents)
Both towns share the same top crime category: violent crime.
Schools & Education
Best for schools in East of EnglandFamilies may prefer Epping, where 100% of schools are in the top two inspection bands versus 66.7% in Aveley. There are 3 schools in Aveley and 3 in Epping.
Aveley School Inspection Breakdown
66.7% of 3 schools (2 primary, 1 secondary) sit in the top two inspection bands.
Epping School Inspection Breakdown
100% of 3 schools (2 primary, 1 secondary) sit in the top two inspection bands.
| Metric | Aveley | Epping |
|---|---|---|
| Total Schools | 3 | 3 |
| Primary | 2 | 2 |
| Secondary | 1 | 1 |
| % Top two bands | 66.7% | 100% |
Broadband & Connectivity
Average broadband speeds are 463.2 Mbps in Aveley and 410.5 Mbps in Epping. Superfast coverage (30 Mbps+) reaches 95.8% of premises in Aveley and 91.5% in Epping. Gigabit availability stands at 91.7% in Aveley and 79.9% in Epping.
Aveley is the faster of the two by 13% on average download speed (463 vs 411 Mbps).
Energy Efficiency & Running Costs
Epping leads on energy efficiency with an average EPC score of 69.8 (C), while Aveley averages 69.2 (C). Estimated annual energy costs average £1,082 in Aveley and £1,287 in Epping. 58.3% of homes in Aveley have an EPC rating of C or above, compared to 61.3% in Epping.
Epping has more energy-efficient housing — 61.3% reach band C or above, vs 58.3% in the other.
Demographics & Economy
Median household income is £37,111.5 in Aveley and £36,117 in Epping. The median age is 40.4 in Aveley and 44.1 in Epping. Owner-occupancy is 66.4% in Aveley versus 69.6% in Epping. Employment rates stand at 61.2% in Aveley and 59.9% in Epping.
| Indicator | Aveley | Epping |
|---|---|---|
| Population | 9,364 | 10,693 |
| Median Age | 40.4 | 44.1 |
| Median Household Income | £37,111.5 | £36,117 |
| Employment Rate | 61.2% | 59.9% |
| Owner Occupied | 66.4% | 69.6% |
| Degree-Level Qualified | 27.9% | 32.4% |
Location
Common questions
Frequently asked questions
How far apart are Aveley and Epping?
Which is cheaper to buy a house in, Aveley or Epping?
Is Aveley or Epping safer?
Which has better schools, Aveley or Epping?
Which has faster broadband, Aveley or Epping?
Keep exploring