Epping Forest
IG8 house prices in Epping Forest
Sold prices, council tax, schools, deprivation and planning for Epping Forest, from official UK data in one place.
Typical sold price
£550,000
Range £277,700–£935,500 · 250 real sales
- Real sales
- 250
HM Land Registry Price Paid Data, between 17 Nov 2025 and 24 Aug 2026.
Summary
House prices in IG8: the typical (median) sold price is £550,000, well above the UK average (£272,611) (UK House Price Index, July 2026). IG8 is an active market, with about 27 recorded sales a month. By property type, 37% were terraced homes (typically £580,500) and 31% were flats (typically £322,000).
Data from HM Land Registry Price Paid Data, up to 28 August 2026.
Council tax on a Band D home there is £2,277 a year: Epping Forest's published charge for 2026-27.
Source: Council tax: Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities, Epping Forest, 2026-27.
Our take · opinion, not advice
Our take on IG8: a steady market, so let the sold prices lead
IG8 sees about 27 sales a month, so there is a fair body of evidence, but not enough of it for a trustworthy twelve-month trend.
For sellers, £550,000 is only the middle of a market that runs from £277,700 to £935,500, so the closest sold homes of your type say much more than the middle; sales arrive at a steady pace, so there is no need to rush to a low price.
Sell houseWhen buying here, IG8 sits well above the UK average for typical prices, so a premium over the average needs a reason you can see in the sold homes of the same type.
Do your own homework first: planning history nearby (2,173 applications on record within 500 m), whether it is freehold or leasehold and whether the home is at risk of flooding, then hand the title to your conveyancer.
The sold prices leave a lot open; the free IG8 OfferCheck closes some of the gap with flood, crime, planning and council tax.
Get OfferCheckOur opinion, drawn from the figures on this page: not advice and not a forecast. We earn from OfferCheck reports and from introducing sellers to cash buyers, so weigh it with that in mind (see our disclosure). We are not authorised or regulated by the FCA.
At a glance
IG8 in four numbers
The headline figures from the records below, each one real and dated.
Typical price
£550,000
HM Land Registry
Sales a month
27.2
Across 250 sales
Council tax, Band D
£2,277
A year
The data, honestly
House prices in IG8
These 250 sales are what every figure here rests on. The typical price is the middle sale.
By property type
Average house price in IG8 by property type
Detached homes have the highest typical price at £985,000, and flat / maisonette the lowest at £322,000.
See the figures
| Type | Sales | Typical | Range |
|---|---|---|---|
| Detached | 27 | £985,000 | £580,000–£1,670,000 |
| Semi-detached | 52 | £735,000 | £547,000–£1,022,000 |
| Terraced | 90 | £580,500 | £434,250–£778,250 |
| Flat / maisonette | 75 | £322,000 | £204,000–£454,200 |
HM Land Registry Price Paid Data, between 17 Nov 2025 and 24 Aug 2026.
24-month trend
Typical price by quarter in IG8
The quarterly typical price was flat, from £550,000 in Q4 2025 (73 sales) to £548,000 in Q3 2026 (33 sales).
See the figures
| Quarter | Typical price | Sales |
|---|---|---|
| Q4 2025 | £550,000 | 73 |
| Q1 2026 | £575,000 | 78 |
| Q2 2026 | £538,500 | 66 |
| Q3 2026 | £548,000 | 33 |
HM Land Registry Price Paid Data, between 17 Nov 2025 and 24 Aug 2026. Median of each quarter's recorded sales.
Range and mix
The spread of IG8 prices
How far prices run either side of the typical one, who owns what, and homes that have sold twice.
Price range
Where most IG8 homes sold
Eight in ten sales fell between £277,700 and £935,500, around a typical £550,000.
Lower and upper end are the 10th and 90th percentile of recorded sales.
HM Land Registry Price Paid Data, between 17 Nov 2025 and 24 Aug 2026.
Mix of homes
Who is selling in IG8
Terraced homes were 37% of recorded sales (90 of 244). 68% of sales were freehold and 32% leasehold.
Property type
- Detached11%
- Semi-detached21%
- Terraced37%
- Flat / maisonette31%
Tenure
- Freehold68%
- Leasehold32%
See the figures
170 freehold (68%) and 80 leasehold (32%) across the 250 most recent recorded sales in IG8. Leasehold is normal for flats; check the remaining lease term before you offer.
HM Land Registry Price Paid Data, between 17 Nov 2025 and 24 Aug 2026.
Source: HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. Real transactions, never estimates. All sales.
On the map
Where IG8 sits in Epping Forest
The pins are the 5 most recent recorded sales: real prices on real streets, not a valuation.
Latest sales
The most recent sales in IG8
16, SANDS WAY, WOODFORD GREEN
Flat / maisonette · Leasehold · 24 Aug 2026
£232,000
2, GROVEWOOD PLACE, WOODFORD GREEN
Detached · Freehold · 21 Aug 2026
£820,000
2, THEYDON GROVE, WOODFORD GREEN
Detached · Freehold · 21 Aug 2026
£665,000
122B, SNAKES LANE EAST, WOODFORD GREEN
Terraced · Freehold · 14 Aug 2026
£500,000
CUMBERLAND COURT, 173, HORN LANE, WOODFORD GREEN
Flat / maisonette · Leasehold · 12 Aug 2026
£240,000
Sources: HM Land Registry · postcodes.io / ONS · OpenStreetMap (© contributors). IG8 includes the Bridge ward.
In plain English
What the Epping Forest (IG8) numbers mean
- The headline number blends very different homes: detached homes sold for a typical £985,000 against £322,000 for flats: about 3.1 times as much. Use the figure for your type of home, not the mix.
- Prices here are widely spread: most sales fell between £277,700 and £935,500, so the median says little about any one home.
- 32% of these sales were leasehold: a genuine mix of houses and flats, so check the tenure of the home you are looking at.
- This is an active district: about 27 recorded sales a month.
Based on 250 recorded sales between 17 November 2025 and 24 August 2026. HM Land Registry Price Paid Data, to 28 August 2026; page data refreshed 7 October 2026. Compared with the UK House Price Index. Written by Your Property Check (Check Labs Ltd, Birmingham) from this data. How we read the data · spotted a mistake? Tell us. Contains HM Land Registry data © Crown copyright and database right. UK House Price Index licensed under the Open Government Licence v3.0.
Area data
What else the records hold on IG8
Council tax and schools, each from the body that publishes it, with the sample it rests on stated beside it.
Council tax
What council tax costs in IG8
£2,277
Band D a year in Epping Forest, 2026-27: the benchmark band every English authority is compared on.
All bands
| Band | 1991 value | A year |
|---|---|---|
| A | up to £40,000 | £1,518 |
| B | £40,001–£52,000 | £1,771 |
| C | £52,001–£68,000 | £2,024 |
| D | £68,001–£88,000 | £2,277 |
| E | £88,001–£120,000 | £2,783 |
| F | £120,001–£160,000 | £3,289 |
| G | £160,001–£320,000 | £3,795 |
| H | over £320,000 | £4,554 |
These are Epping Forest's charges for 2026-27, the authority IG8 falls in, not an estimate for any individual home. A property's band is set by the Valuation Office Agency and we never guess it; look up a band on GOV.UK and read your row. Bands reflect what a home was worth on 1 April 1991, not today.
Source: Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities · 8 of 8 bands published for Epping Forest · data to 2026-27 financial year
Schools
Schools near IG8
8
open schools within 3 km, nearest Ray Lodge Primary School.
All schools
Ray Lodge Primary School
Primary · Academies · IG8 7JQ
534 m
Outstanding · 2016
Woodford Green Preparatory School
Independent schools · IG8 0BZ
791 m
Not graded
Woodbridge High School
Middle deemed secondary · Local authority maintained schools · IG8 7DQ
918 m
Outstanding · 2023
Wells Primary School
Primary · Local authority maintained schools · IG8 0PP
1.0 km
Outstanding · 2014
Woodford Green Primary School
Primary · Academies · IG8 0ST
1.1 km
Good · 2014
St Antony's Catholic Primary School
Primary · Local authority maintained schools · IG8 0TX
1.2 km
Good · 2013
Woodford County High School
Middle deemed secondary · Local authority maintained schools · IG8 9LA
1.2 km
Good · 2022
Churchfields Junior School
Primary · Local authority maintained schools · E18 2RB
1.4 km
Outstanding · 2014
School data from the Department for Education “Get Information about Schools” (GIAS) and Ofsted inspection outcomes. Open Government Licence v3.0. The Ofsted grade shown is the last single overall grade on record (single grades were withdrawn in September 2024). Shows nearest schools by distance, not legal catchment areas. Distances are from the IG8 district centroid, not from any address.
Source: Department for Education: Get Information about Schools, with Ofsted grades · 8 open schools within 3 km, 7 with a grade on record
Area context
Planning and deprivation near IG8
What is being built nearby and how the area ranks, as context for the neighbourhood and never a judgement on a home.
Planning applications
Planning activity around IG8
2,173
applications within 500 m of the district centre, as last checked 23 July 2026.
Recent applications
Redbridge/07/26Undecided
445 m
T1, T2, T3 Acacia
Received 2026-07-14
Redbridge/1785/26Permitted
79 m
Remove chimneys. Loft conversion with a rear dormer. Hip to gable roof alterations. Three front rooflights. (Summary)
Received 2026-07-06 · decided 2026-07-14
Redbridge/1856/26Rejected
403 m
TPO 24/09 - T7561 (London Plane) - crown reduction and reshape from approximately height 18m to 15m and spread North 9m to 6m, West 9m to 5m, South 8m to 5m, East 8m to 6m. (Summary).
Received 2026-06-16 · decided 2026-07-15
Redbridge/1601/26Conditions
403 m
TPO 24/09 - T7561 (London Plane) - crown lift to provide highway and street lamp clearance to 3.5m. (Summary).
Received 2026-06-16 · decided 2026-07-15
Redbridge/1609/26Conditions
469 m
TPO 98/11 - T0628 (London Plane) - Crown lift tree highway and street lamp clearance to 5m; and T0634 (Whitebeam) - Crown lift tree highway and street lamp clearance to 2.5m. (Summary)
Received 2026-06-16 · decided 2026-07-14
Redbridge/1558/26Permitted
310 m
T1 (Pine) - dismantle tree leaving the stump as close to ground level as possible; T2 (Oak) - crown reduce back to previous pruning points by approximately 0.5m; and T3 (Cedar) - crown reduce approximately 2 - 3m in height and 1 - 2m in width. (Summary).
Received 2026-06-11 · decided 2026-07-09
Applications are matched within 500 m of the IG8 district centroid, so this is activity in the area, not at any one address. Register wording and status are reproduced as the local planning authority published them. Showing 6 of 20 held; run a live planning search for IG8 for the current picture.
Source: Local planning authority records via PlanIt · 2173 applications matched within 500 m of the district centre · data to 23 July 2026
Deprivation (IMD)
Area profile for IG8
Decile 7 of 10
Median across 12 sampled postcodes; 1 is the most deprived 10% of England, 10 the least.
Read the detail
Across the 12 sampled IG8 postcodes, deprivation runs decile 4 to decile 10, with a median of decile 7 of 10: where 1 is among the most deprived 10% of England and 10 the least deprived.
IG8 8EJ, the sampled postcode sitting at that median: On the English Indices of Deprivation 2025, this postcode falls in decile 7 of 10, where 1 is among the most deprived 10% of England and 10 the least deprived. It's area context for the wider neighbourhood, not a judgement on any individual home.
Contains public sector information licensed under the Open Government Licence v3.0 (English Indices of Deprivation 2025, MHCLG). Deprivation is published for small areas (LSOAs), not for postcode districts, so IG8 spans several. We sampled 12 postcodes in IG8: the ones with the most recent recorded sales, up to a limit of 12. That is a convenience sample, not a random one, so it leans toward streets where homes are changing hands. 12 returned a row. It is context for the neighbourhood, never a judgement on any individual home. How we choose the sample.
Source: Ministry of Housing, Communities & Local Government. English Indices of Deprivation 2025 · 12 postcodes sampled of 12 checked · data to 2025 indices
Cost to run
Two sources, one table
What it costs to run a home in IG8, band by band
Epping Forest's council tax for 2026-27 set against the IG8 median sold price of £550,000 across 250 recorded sales: the annual running cost beside the purchase price, which neither source shows on its own.
| Band | 1991 valueVOA basis | A yearEpping Forest | A month÷ 12 | Of the median÷ £550,000 |
|---|---|---|---|---|
| A | up to £40,000 | £1,518 | £127 | 0.28% |
| B | £40,001–£52,000 | £1,771 | £148 | 0.32% |
| C | £52,001–£68,000 | £2,024 | £169 | 0.37% |
| D | £68,001–£88,000 | £2,277 | £190 | 0.41% |
| E | £88,001–£120,000 | £2,783 | £232 | 0.51% |
| F | £120,001–£160,000 | £3,289 | £274 | 0.60% |
| G | £160,001–£320,000 | £3,795 | £316 | 0.69% |
| H | over £320,000 | £4,554 | £380 | 0.83% |
The last column is the band's annual charge divided by the IG8 median sold price. A comparison of two published figures, not a rate anyone charges. It is not a mapping from price to band: a band records what a home was worth on 1 April 1991 and is set by the Valuation Office Agency, so it cannot be worked out from a 2020s sale price. Look up a specific band on GOV.UK. Instalment counts vary by authority, so the monthly column is simply the year over twelve.
Sources: HM Land Registry Price Paid Data: HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. Median across 250 recorded sales. · Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities, Epping Forest, 2026-27.
Address by address
Address by address
What individual homes in IG8 sold for
The 24 most recently sold doors of the 239 distinct addresses in the records we hold for IG8. Real recorded transactions: never estimates.
16, SANDS WAY, WOODFORD GREEN
IG8 8EJ · Flat / maisonette · Leasehold · 1 recorded sale
£232,000
2026-08-24
2, GROVEWOOD PLACE, WOODFORD GREEN
IG8 8PX · Detached · Freehold · 1 recorded sale
£820,000
2026-08-21
2, THEYDON GROVE, WOODFORD GREEN
IG8 7HQ · Detached · Freehold · 1 recorded sale
£665,000
2026-08-21
122B, SNAKES LANE EAST, WOODFORD GREEN
IG8 7HY · Terraced · Freehold · 1 recorded sale
£500,000
2026-08-14
CUMBERLAND COURT, 173, HORN LANE, WOODFORD GREEN
IG8 9AF · Flat / maisonette · Leasehold · 2 recorded sales
£240,000
2026-08-12
4, COLWALL GARDENS, WOODFORD GREEN
IG8 0HS · Semi-detached · Freehold · 1 recorded sale
£800,000
2026-08-12
21, HAWTHORNS, WOODFORD GREEN
IG8 0RN · Terraced · Freehold · 1 recorded sale
£600,000
2026-08-12
67, WESTVIEW DRIVE, WOODFORD GREEN
IG8 8LX · Terraced · Freehold · 1 recorded sale
£548,000
2026-08-10
9, FAIRVIEW GARDENS, WOODFORD GREEN
IG8 7DJ · Semi-detached · Freehold · 1 recorded sale
£680,000
2026-08-06
38, BEECHWOOD DRIVE, WOODFORD GREEN
IG8 9QX · Semi-detached · Freehold · 1 recorded sale
£575,000
2026-08-06
36, RODING LANE NORTH, WOODFORD GREEN
IG8 8NN · Terraced · Freehold · 1 recorded sale
£675,000
2026-08-03
POST HOUSE APARTMENTS, JOHNSTON ROAD, WOODFORD GREEN
IG8 0XA · Flat / maisonette · Leasehold · 1 recorded sale
£675,000
2026-07-31
415, HALE END ROAD, WOODFORD GREEN
IG8 9LL · Flat / maisonette · Leasehold · 1 recorded sale
£438,000
2026-07-31
27A, KENSINGTON DRIVE, WOODFORD GREEN
IG8 8LP · Semi-detached · Freehold · 1 recorded sale
£249,500
2026-07-31
6, MONKHAMS AVENUE, WOODFORD GREEN
IG8 0EY · Detached · Freehold · 1 recorded sale
£1,600,000
2026-07-29
VALLEY COURT, CAVENDISH AVENUE, WOODFORD GREEN
IG8 9DB · Flat / maisonette · Leasehold · 2 recorded sales
£167,000
2026-07-28
BROADMEAD COURT, BROADMEAD ROAD, WOODFORD GREEN
IG8 0AA · Flat / maisonette · Leasehold · 1 recorded sale
£230,000
2026-07-24
187, WHITEHALL ROAD, WOODFORD GREEN
IG8 0RH · Detached · Freehold · 1 recorded sale
£750,000
2026-07-22
43, NAVESTOCK CRESCENT, WOODFORD GREEN
IG8 7AY · Flat / maisonette · Leasehold · 1 recorded sale
£290,000
2026-07-22
30, NAVESTOCK CRESCENT, WOODFORD GREEN
IG8 7AY · Flat / maisonette · Leasehold · 1 recorded sale
£290,000
2026-07-22
17, FRINTON DRIVE, WOODFORD GREEN
IG8 9ND · Semi-detached · Freehold · 1 recorded sale
£760,000
2026-07-20
13A, ST ALBANS CRESCENT, WOODFORD GREEN
IG8 9EH · Terraced · Leasehold · 1 recorded sale
£400,000
2026-07-17
61, BADDOW CLOSE, WOODFORD GREEN
IG8 7JE · Terraced · Leasehold · 1 recorded sale
£275,000
2026-07-17
21, MADEIRA GROVE, WOODFORD GREEN
IG8 7QH · Semi-detached · Freehold · 1 recorded sale
£625,000
2026-07-16
Source: HM Land Registry Price Paid Data. HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. Addresses come from recorded sales since 1995, so homes that have never sold do not appear. 0 of these 24 doors resolve to a confident property record and link through; the rest are listed without a link. We match a door to a property record only where the match is certain, never by guessing.
Questions, answered
The IG8 report: your questions
What is the average house price in IG8?
What does each type of home cost in IG8?
How much is council tax in IG8?
Which schools are near IG8?
How up to date are the IG8 sold prices?
Is IG8 a deprived area?
Have there been planning applications near IG8?
Can I see what an individual address in IG8 sold for?
Does IG8 cover my exact street?
Preview of the paid report
What the report adds
The free page above is the district. The OfferCheck report goes to the home you are buying.
- Which flags matter for a home
- Flood risk detail
- Planning applications list
- Crime breakdown
- Questions to ask the seller
Placeholder rows only. Nothing is shown until you unlock it.
Nearby
Postcode districts near IG8
The closest districts to IG8 by straight-line distance between district centres.
- House prices in IG9 (Buckhurst Hill) 1.2 miles
- House prices in E18 (London) 1.2 miles
- House prices in IG5 (Ilford) 1.7 miles
- House prices in E4 (London) 2 miles
- House prices in IG4 (Ilford) 2.1 miles
- House prices in IG6 (Ilford) 2.4 miles
- House prices in IG7 (Chigwell) 2.6 miles
- House prices in E17 (Walthamstow) 2.9 miles
Free tool
Council tax bands in IG8Free tool
Schools near IG8Free tool
Planning applications in IG8
Free checks
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PropertyCheck IQ plus sold prices, crime, flood, council tax, planning, schools and EPC for IG8, every figure sourced, in one report.
Data sources
Every IG8 figure is official and dated
Real recorded data from the UK's official registers, never an estimated valuation.
- HM Land RegistrySold prices
- MHCLGCouncil tax & deprivation
- Department for Education · OfstedSchools
- Local planning authoritiesPlanning applications
- Police.UKStreet-level crime
- Environment AgencyFlood risk
- postcodes.io · ONSGeography
Sources: HM Land Registry Price Paid Data · Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities · Department for Education: Get Information about Schools, with Ofsted grades · Ministry of Housing, Communities & Local Government. English Indices of Deprivation 2025 · Local planning authority records via PlanIt · Police.UK · Environment Agency · postcodes.io / ONS. HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. All figures are real, attributed and carry the sample they rest on: never estimates, never a valuation. All sales · Get Free Valuation · About Your Property Check.