Sold STC Semi-detached

55 MORGAN CRESCENT

EPPING, THEYDON BOIS, ESSEX CM16 7DU

3 beds 1 baths 135 m² Listed 4 May 2022 (-1550d)

£950,000

Guide Price

Save

# 3 bedroom semi-detached house for sale (CM16 7DU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 55 MORGAN CRESCENT, EPPING, THEYDON BOIS, ESSEX CM16 7DU |
| Price | £950,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £990,000 Aug 2022 |

## Description

Guide Price £950,000 - £975,000

A beautifully presented three bedroom family house in an extremely desirable turning within the picturesque village of Theydon Bois.

The accommodation is spaciously arranged over two floors spanning over 1600 sq ft. The ground floor offers a formal spacious living room which leads into the dining room perfect for entertaining, a kitchen/breakfast room which opens on to the garden, a study/bedroom, utility room and downstairs WC complete the ground floor.

The second floor is light and airy with three good size bedrooms and a family bathroom, also the added benefit of a study area on the landing.

Externally, the South easterly facing rear garden extends to about 149' with a patio and the remainder being a flat and usable lawn. The front garden has a shingle driveway offering parking for two/three vehicles.

Theydon Bois is a charming village with a traditional green and duck pond, well regarded primary school, a range of shops, pubs and restaurants, cricket, tennis and golf clubs. Transport links to London are excellent with the central line tube station within just over ten minute walk and with easy access to the M25 and M11.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/123066788/1600990) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/123066788/1600991) - EE Rating

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #15485885
- **Address:** 55 Morgan Crescent, Theydon Bois, CM16 7DU
- **Certificate Issued:** 13/11/2022
- **Work Completed:** 02/11/2022
- **Items:** 3 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 55 MORGAN CRESCENT, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DU | £990,000 | 18/08/2022 | Semi-detached |
| 55 MORGAN CRESCENT, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DU | £701,000 | 23/09/2016 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 ORCHARD DRIVE, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DJ | £785,000 | 12/12/2025 | Semi-detached |
| 10 BALDOCKS ROAD, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7EB | £1,287,000 | 24/11/2025 | Semi-detached |
| 16 MORGAN CRESCENT, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DX | £805,000 | 19/11/2025 | Semi-detached |
| 6 HAREWOOD HILL, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7EA | £1,130,000 | 26/08/2025 | Semi-detached |
| 15 PIERCING HILL, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7JN | £960,000 | 18/08/2025 | Semi-detached |
| 46 WOODLAND WAY, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DZ | £1,200,000 | 19/12/2023 | Semi-detached |
| 6 WOODLAND WAY, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DZ | £940,000 | 19/10/2022 | Semi-detached |
| 17 PIERCING HILL, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7JN | £900,000 | 14/10/2022 | Semi-detached |
| 10 BALDOCKS ROAD, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7EB | £1,275,000 | 05/08/2022 | Semi-detached |
| 6 BALDOCKS ROAD, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7EB | £865,000 | 27/07/2022 | Semi-detached |
| 50 MORGAN CRESCENT, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DX | £975,000 | 23/05/2022 | Semi-detached |
| 53 COPPICE ROW, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DL | £815,000 | 13/05/2022 | Semi-detached |
| 12 HAREWOOD HILL, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7EA | £965,000 | 29/03/2022 | Semi-detached |
| 20 ORCHARD DRIVE, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DJ | £775,000 | 18/03/2022 | Semi-detached |
| 12 BARN MEAD, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7ET | £770,000 | 17/03/2022 | Semi-detached |
| [Same street] 57C MORGAN CRESCENT, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DU | £1,050,000 | 04/03/2022 | Semi-detached |
| 14 WOODLAND WAY, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DZ | £805,000 | 28/09/2021 | Semi-detached |
| ELM CROFT COPPICE ROW, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7ER | £753,000 | 27/09/2021 | Semi-detached |
| ASHDALE, 2A WOODLAND WAY, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DZ | £1,205,000 | 26/08/2021 | Semi-detached |
| 3 HAREWOOD HILL, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7EA | £927,000 | 20/08/2021 | Semi-detached |
| 50 ORCHARD DRIVE, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DJ | £900,000 | 10/08/2021 | Semi-detached |

**Street average:** £1,050,000 (1 sale)
**Area average:** £951,850 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £753,540 (28 Semi-detached, CM16, 2024–2026)
- **Deviation:** +26.1%

## Rental Range

*ONS Price Index of Private Rents (Epping Forest). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,659/mo
- **Realistic:** £1,843/mo
- **Optimistic:** £2,027/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Harlow & Stortford (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,207/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Collard Avenue, IG10 | £2,800/mo | 3 | 1.2 miles | OpenRent |

**Average rent: £2,800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £350,000
- **Target investor price (1%):** £280,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,800/mo).*

- **Gross yield:** 3.5%
- **Cost-to-rent:** 28.3×
- **Monthly cashflow:** £-1,246/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.4%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 4.2%
- **10y growth:** 31.3%

## House Price Index (HM Land Registry)

*Official index for Epping Forest; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3.3%
- **5y growth (index):** 11%
- **10y growth (index):** 20.3%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

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Property details

Tenure

FREEHOLD

Floor area

135 m²

Last sold

£990,000 Aug 2022

Local average

£753,540 (+26.1%)

Deprivation

Decile 9 (28,311 of 33,755)

Street crime

9 incidents within 1 mile (May 2026)

Key features

Semi Detached Family Home
Three Bedrooms
Two Spacious Receptions
South Facing Garden
Spacious Kitchen/Dining Area
Off Street Parking

Additional details

Parking: Yes
Garden: Yes

Description

Guide Price £950,000 - £975,000

A beautifully presented three bedroom family house in an extremely desirable turning within the picturesque village of Theydon Bois.

The accommodation is spaciously arranged over two floors spanning over 1600 sq ft. The ground floor offers a formal spacious living room which leads into the dining room perfect for entertaining, a kitchen/breakfast room which opens on to the garden, a study/bedroom, utility room and downstairs WC complete the ground floor.

The second floor is light and airy with three good size bedrooms and a family bathroom, also the added benefit of a study area on the landing.

Externally, the South easterly facing rear garden extends to about 149' with a patio and the remainder being a flat and usable lawn. The front garden has a shingle driveway offering parking for two/three vehicles.

Theydon Bois is a charming village with a traditional green and duck pond, well regarded primary school, a range of shops, pubs and restaurants, cricket, tennis and golf clubs. Transport links to London are excellent with the central line tube station within just over ten minute walk and with easy access to the M25 and M11.

Listed by

Theydon Bois

Butler & Stag

Reference: 123066788

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EE Rating

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #15485885 Recent

Property Details

Street: 55 Morgan Crescent

Town: Theydon Bois

Postcode: CM16 7DU

Installation Details

Items: 3 doors

Certificate Issued: 13/11/2022

Work Completed: 02/11/2022

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

41% since 2016

Event	Date	Price	% change
Sold	18/08/2022 (3 years ago)	£990,000	+41.2%
Sold	23/09/2016 (9 years ago)	£701,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
18 ORCHARD DRIVE, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DJ	£785,000	12/12/2025	Semi-detached
10 BALDOCKS ROAD, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7EB	£1,287,000	24/11/2025	Semi-detached
16 MORGAN CRESCENT, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DX	£805,000	19/11/2025	Semi-detached
6 HAREWOOD HILL, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7EA	£1,130,000	26/08/2025	Semi-detached
15 PIERCING HILL, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7JN	£960,000	18/08/2025	Semi-detached
46 WOODLAND WAY, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DZ	£1,200,000	19/12/2023	Semi-detached
6 WOODLAND WAY, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DZ	£940,000	19/10/2022	Semi-detached
17 PIERCING HILL, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7JN	£900,000	14/10/2022	Semi-detached
10 BALDOCKS ROAD, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7EB	£1,275,000	05/08/2022	Semi-detached
6 BALDOCKS ROAD, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7EB	£865,000	27/07/2022	Semi-detached
50 MORGAN CRESCENT, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DX	£975,000	23/05/2022	Semi-detached
53 COPPICE ROW, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DL	£815,000	13/05/2022	Semi-detached
12 HAREWOOD HILL, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7EA	£965,000	29/03/2022	Semi-detached
20 ORCHARD DRIVE, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DJ	£775,000	18/03/2022	Semi-detached
12 BARN MEAD, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7ET	£770,000	17/03/2022	Semi-detached
Same street 57C MORGAN CRESCENT, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DU	£1,050,000	04/03/2022	Semi-detached
14 WOODLAND WAY, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DZ	£805,000	28/09/2021	Semi-detached
ELM CROFT COPPICE ROW, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7ER	£753,000	27/09/2021	Semi-detached
ASHDALE, 2A WOODLAND WAY, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DZ	£1,205,000	26/08/2021	Semi-detached
3 HAREWOOD HILL, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7EA	£927,000	20/08/2021	Semi-detached
50 ORCHARD DRIVE, THEYDON BOIS, EPPING, EPPING FOREST, ESSEX, CM16 7DJ	£900,000	10/08/2021	Semi-detached

Street average: £1,050,000 (1 sale)

Area average: £951,850 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 4.2%

10y growth 31.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Epping Forest. Series: Semi-detached. As of April 2026.

1y (index) 3.3%

5y (index) 11%

10y (index) 20.3%

Rental Range

Estimated market rent for Epping Forest. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,659/mo

Realistic £1,843/mo

Optimistic £2,027/mo

Based on Local Authority from postcode lookup → Epping Forest.

LHA (30th percentile) floor for Harlow & Stortford: £1,207/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CM16 7DU

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Morgan Crescent	0.1 miles
Shop	Tesco Express	0.3 miles
Shop	Tikadi	0.3 miles
Train station	Theydon Bois	0.4 miles
Train station	Epping	1.5 miles
Hospital	Suttons Manor Hospital	3.9 miles
Hospital	Cheshunt Community Hospital	5.8 miles
University	Arden University Stratford Campus	10.2 miles

Street-level crime

Category	Count
Shoplifting	3
Public order	2
Violence and sexual offences	2
Other crime	1
Other theft	1
Total incidents	9

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Theydon Bois Primary School	Primary	0.2 miles	Good — 13 Feb 2013
Davenant Foundation School	Secondary	1.0 miles	Good — 10 Nov 2021
Ivy Chimneys Primary School	Primary	1.1 miles	Good — 25 Nov 2013
Hereward Primary School	Primary	1.1 miles	Outstanding — 1 Jul 2024
Coopersale Hall School	Other	1.2 miles	— (No rating)

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Terraced House, Collard Avenue, IG10	£2,800/mo	3	1.2 miles	OpenRent

Average rent: £2,800/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.29%

Max investor price (0.8%) £350,000

Target investor price (1%) £280,000

Gross yield 3.5%

Cost-to-rent ratio 28.3×

Monthly cashflow £-1,246/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).