Epping Forest
IG9 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
£622,500
Range £326,350–£1,075,000 · 250 real sales
- Real sales
- 250
HM Land Registry Price Paid Data, between 21 Mar 2025 and 12 Aug 2026.
Summary
House prices in IG9: the typical (median) sold price is £622,500, well above the UK average (£272,611) (UK House Price Index, July 2026). IG9 is an active market, with about 15 recorded sales a month. By property type, 32% were flats (typically £372,500) and 28% were terraced homes (typically £634,576).
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 IG9: steady sales, so price from the evidence
IG9 sees about 15 sales a month, and with no dependable year-on-year figure to hand, recent sold homes are a safer guide than any headline.
If you are thinking of selling, a spread from £326,350 to £1,075,000 makes £622,500 a poor guide to any one home, so price from sold homes that match yours in type and size; buyers can compare homes at this pace but are not spoilt for choice.
Sell houseIf you are looking to buy, typical prices in IG9 sit well above the UK average, so a premium over the average needs a reason you can see in the sold homes of the same type.
Before an offer goes in on any IG9 home, look at what has been applied for nearby (1,912 applications on record within 500 m), the tenure (leasehold is common here) and whether the home is at risk of flooding, and leave the title to your conveyancer.
With averages this broad, the free IG9 OfferCheck adds flood, crime, planning and council tax from the official sources.
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
IG9 in four numbers
The headline figures from the records below, each one real and dated.
Typical price
£622,500
HM Land Registry
Sales a month
15.0
Across 250 sales
Council tax, Band D
£2,277
A year
The data, honestly
House prices in IG9
These 250 sales are what every figure here rests on. The typical price is the middle sale.
By property type
Average house price in IG9 by property type
Detached homes have the highest typical price at £972,500, and flat / maisonette the lowest at £372,500.
See the figures
| Type | Sales | Typical | Range |
|---|---|---|---|
| Detached | 36 | £972,500 | £745,000–£1,500,000 |
| Semi-detached | 60 | £732,500 | £523,500–£1,061,500 |
| Terraced | 68 | £634,576 | £520,700–£799,650 |
| Flat / maisonette | 78 | £372,500 | £228,200–£498,500 |
HM Land Registry Price Paid Data, between 21 Mar 2025 and 12 Aug 2026.
24-month trend
Typical price by quarter in IG9
The quarterly typical price rose 2.6%, from £570,000 in Q1 2025 (21 sales) to £585,000 in Q3 2026 (11 sales).
See the figures
| Quarter | Typical price | Sales |
|---|---|---|
| Q1 2025 | £570,000 | 21 |
| Q2 2025 | £525,000 | 29 |
| Q3 2025 | £577,500 | 54 |
| Q4 2025 | £710,000 | 71 |
| Q1 2026 | £600,000 | 29 |
| Q2 2026 | £715,000 | 35 |
| Q3 2026 | £585,000 | 11 |
HM Land Registry Price Paid Data, between 21 Mar 2025 and 12 Aug 2026. Median of each quarter's recorded sales.
Range and mix
The spread of IG9 prices
How far prices run either side of the typical one, who owns what, and homes that have sold twice.
Price range
Where most IG9 homes sold
Eight in ten sales fell between £326,350 and £1,075,000, around a typical £622,500.
Lower and upper end are the 10th and 90th percentile of recorded sales.
HM Land Registry Price Paid Data, between 21 Mar 2025 and 12 Aug 2026.
Mix of homes
Who is selling in IG9
Flat / maisonette homes were 32% of recorded sales (78 of 242). 68% of sales were freehold and 32% leasehold.
Property type
- Detached15%
- Semi-detached25%
- Terraced28%
- Flat / maisonette32%
Tenure
- Freehold68%
- Leasehold32%
See the figures
169 freehold (68%) and 81 leasehold (32%) across the 250 most recent recorded sales in IG9. Leasehold is normal for flats; check the remaining lease term before you offer.
HM Land Registry Price Paid Data, between 21 Mar 2025 and 12 Aug 2026.
Sold twice: what the same home resold for
The strongest price signal there is: the same door, sold twice. Change shown in £, %, and per year. A big % over two decades is smaller than it looks.
THE ATRIUM, LOWER QUEENS ROAD, BUCKHURST HILL
£331,000 (2025)£375,000 (2026)+13.3% over 0.7 yrs (+19.5%/yr)
WAIKATO LODGE, RUSSELL ROAD, BUCKHURST HILL
£410,500 (2025)£410,000 (2026)-0.1% over 0.6 yrs (-0.2%/yr)
HAREFIELD HOUSE, 99, PALMERSTON ROAD, BUCKHURST HILL
£195,000 (2025)£237,000 (2026)+21.5% over 1.1 yrs (+20.2%/yr)
GEORGE COURT, KINGS PLACE, BUCKHURST HILL
£480,000 (2025)£347,500 (2026)-27.6% over 0.9 yrs (-30.7%/yr)
71, PALMERSTON ROAD, BUCKHURST HILL
£412,000 (2025)£450,000 (2026)+9.2% over 0.8 yrs (+11.9%/yr)
CONNAUGHT COURT, CHEQUERS, BUCKHURST HILL
£320,000 (2025)£340,000 (2026)+6.3% over 0.9 yrs (+6.9%/yr)
Source: HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. Real transactions, never estimates. All sales.
On the map
Where IG9 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 IG9
45, RODING LANE, BUCKHURST HILL
Semi-detached · Freehold · 12 Aug 2026
£930,000
67, PALACE GARDENS, BUCKHURST HILL
Terraced · Freehold · 10 Aug 2026
£630,000
230, QUEENS ROAD, BUCKHURST HILL
Flat / maisonette · Leasehold · 7 Aug 2026
£407,500
2, WESTBURY LANE, BUCKHURST HILL
Semi-detached · Freehold · 7 Aug 2026
£678,000
21, NORTH END, BUCKHURST HILL
Terraced · Freehold · 3 Aug 2026
£521,000
Sources: HM Land Registry · postcodes.io / ONS · OpenStreetMap (© contributors). IG9 includes the Bridge ward.
In plain English
What the Epping Forest (IG9) numbers mean
- The headline number blends very different homes: detached homes sold for a typical £972,500 against £372,500 for flats: about 2.6 times as much. Use the figure for your type of home, not the mix.
- Prices here are widely spread: most sales fell between £326,350 and £1,075,000, 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.
Only 250 sales sit behind these figures, so they are a rough guide rather than a firm reading.
- This is a quiet district: only about 15 recorded sales a month.
Based on 250 recorded sales between 21 March 2025 and 12 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 IG9
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 IG9
£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 IG9 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 IG9
8
open schools within 3 km, nearest Loyola Preparatory School.
All schools
Loyola Preparatory School
Independent schools · IG9 5NH
319 m
Not graded
Daiglen School
Independent schools · IG9 5LG
344 m
Not graded
St John's Church of England Voluntary Controlled Primary School, Buckhurst Hill
Primary · Academies · IG9 5RX
599 m
Good · 2013
Buckhurst Hill Community Primary School
Primary · Academies · IG9 6DS
678 m
Good · 2017
Bancroft's School
Independent schools · IG8 0RF
1.2 km
Not graded
Bancroft's Preparatory School
Independent schools · IG8 0RF
1.2 km
Not graded
Wells Primary School
Primary · Local authority maintained schools · IG8 0PP
1.4 km
Outstanding · 2014
Luxborough Court School
Special schools · IG7 5AA
1.5 km
Not graded
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 IG9 district centroid, not from any address.
Source: Department for Education: Get Information about Schools, with Ofsted grades · 8 open schools within 3 km, 3 with a grade on record
Area context
Planning and deprivation near IG9
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 IG9
1,912
applications within 500 m of the district centre, as last checked 24 July 2026.
Recent applications
EppingForest/EPF/1404/26Undecided
180 m
Front porch extension.
Received 2026-07-20
EppingForest/EPF/1402/26Undecided
336 m
Approval of Details Reserved by Conditions 3 Landscaping Scheme and 8 Water Efficiency Calculations of EPF/2149/21 Allowed on Appeal Alterations and extension to create three flats, with amended retail space to the front).
Received 2026-07-20
EppingForest/EPF/1362/26Undecided
307 m
Proposed extension of existing garage.
Received 2026-07-13
EppingForest/EPF/1363/26Undecided
307 m
Certificate of Lawful Development for proposed garden room.
Received 2026-07-13
EppingForest/EPF/1364/26Undecided
307 m
Certificate of Lawful Development for proposed loft conversion with rear dormer and 3 x front roof lights.
Received 2026-07-13
EppingForest/EPF/1365/26Undecided
307 m
Proposed first floor rear extension to replace an existing sun room and replacement two storey rear conservatory.
Received 2026-07-13
Applications are matched within 500 m of the IG9 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 IG9 for the current picture.
Source: Local planning authority records via PlanIt · 1912 applications matched within 500 m of the district centre · data to 24 July 2026
Deprivation (IMD)
Area profile for IG9
Decile 9 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 IG9 postcodes, deprivation runs decile 7 to decile 10, with a median of decile 9 of 10: where 1 is among the most deprived 10% of England and 10 the least deprived.
IG9 5AY, the sampled postcode sitting at that median: On the English Indices of Deprivation 2025, this postcode falls in decile 9 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 IG9 spans several. We sampled 12 postcodes in IG9: 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 IG9, band by band
Epping Forest's council tax for 2026-27 set against the IG9 median sold price of £622,500 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÷ £622,500 |
|---|---|---|---|---|
| A | up to £40,000 | £1,518 | £127 | 0.24% |
| B | £40,001–£52,000 | £1,771 | £148 | 0.28% |
| C | £52,001–£68,000 | £2,024 | £169 | 0.33% |
| D | £68,001–£88,000 | £2,277 | £190 | 0.37% |
| E | £88,001–£120,000 | £2,783 | £232 | 0.45% |
| F | £120,001–£160,000 | £3,289 | £274 | 0.53% |
| G | £160,001–£320,000 | £3,795 | £316 | 0.61% |
| H | over £320,000 | £4,554 | £380 | 0.73% |
The last column is the band's annual charge divided by the IG9 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 IG9 sold for
The 24 most recently sold doors of the 227 distinct addresses in the records we hold for IG9. Real recorded transactions: never estimates.
45, RODING LANE, BUCKHURST HILL
IG9 6BJ · Semi-detached · Freehold · 1 recorded sale
£930,000
2026-08-12
67, PALACE GARDENS, BUCKHURST HILL
IG9 5PQ · Terraced · Freehold · 1 recorded sale
£630,000
2026-08-10
230, QUEENS ROAD, BUCKHURST HILL
IG9 5AY · Flat / maisonette · Leasehold · 1 recorded sale
£407,500
2026-08-07
2, WESTBURY LANE, BUCKHURST HILL
IG9 5PL · Semi-detached · Freehold · 1 recorded sale
£678,000
2026-08-07
21, NORTH END, BUCKHURST HILL
IG9 5RA · Terraced · Freehold · 1 recorded sale
£521,000
2026-08-03
38, QUEENS ROAD, BUCKHURST HILL
IG9 5BY · Terraced · Freehold · 1 recorded sale
£625,000
2026-07-31
28, WILLOW CLOSE, BUCKHURST HILL
IG9 6HS · Terraced · Freehold · 1 recorded sale
£645,000
2026-07-28
THE ATRIUM, LOWER QUEENS ROAD, BUCKHURST HILL
IG9 6DF · Flat / maisonette · Leasehold · 2 recorded sales
£375,000
2026-07-24
WAIKATO LODGE, RUSSELL ROAD, BUCKHURST HILL
IG9 5QH · Flat / maisonette · Leasehold · 2 recorded sales
£410,000
2026-07-23
199, BUCKHURST WAY, BUCKHURST HILL
IG9 6JB · Terraced · Freehold · 1 recorded sale
£585,000
2026-07-10
HAREFIELD HOUSE, 99, PALMERSTON ROAD, BUCKHURST HILL
IG9 5NH · Flat / maisonette · Leasehold · 2 recorded sales
£237,000
2026-07-06
79, CHESTNUT AVENUE, BUCKHURST HILL
IG9 6EP · Semi-detached · Freehold · 1 recorded sale
£822,500
2026-06-26
SHORE POINT, 46, HIGH ROAD, BUCKHURST HILL
IG9 5JE · Flat / maisonette · Leasehold · 3 recorded sales
£400,000
2026-06-26
MAKINEN HOUSE, 49, PALMERSTON ROAD, BUCKHURST HILL
IG9 5NZ · Flat / maisonette · Leasehold · 4 recorded sales
£290,000
2026-06-23
2, FIELD CLOSE, BUCKHURST HILL
IG9 5AQ · Semi-detached · Freehold · 1 recorded sale
£1,275,000
2026-06-22
162, PRINCES ROAD, BUCKHURST HILL
IG9 5DJ · Terraced · Freehold · 1 recorded sale
£742,500
2026-06-19
22, THE MEADWAY, BUCKHURST HILL
IG9 5PG · Semi-detached · Freehold · 1 recorded sale
£1,260,000
2026-06-12
74, CHESTNUT AVENUE, BUCKHURST HILL
IG9 6EP · Terraced · Freehold · 1 recorded sale
£745,000
2026-05-29
66, ALFRED ROAD, BUCKHURST HILL
IG9 6DP · Terraced · Freehold · 1 recorded sale
£605,000
2026-05-29
14, BEATRICE COURT, BUCKHURST HILL
IG9 6BF · Terraced · Freehold · 1 recorded sale
£562,500
2026-05-29
24, BUSH ROAD, BUCKHURST HILL
IG9 6ER · Terraced · Freehold · 1 recorded sale
£766,000
2026-05-22
57, BLACKMORE ROAD, BUCKHURST HILL
IG9 6AP · Semi-detached · Freehold · 1 recorded sale
£755,000
2026-05-21
1, BIRCH CLOSE, BUCKHURST HILL
IG9 6HR · Terraced · Freehold · 1 recorded sale
£715,000
2026-05-20
GEORGE COURT, KINGS PLACE, BUCKHURST HILL
IG9 5HR · Flat / maisonette · Leasehold · 3 recorded sales
£347,500
2026-05-15
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 IG9 report: your questions
What is the average house price in IG9?
What does each type of home cost in IG9?
How much is council tax in IG9?
Which schools are near IG9?
How up to date are the IG9 sold prices?
Is IG9 a deprived area?
Have there been planning applications near IG9?
Can I see what an individual address in IG9 sold for?
Does IG9 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 IG9
The closest districts to IG9 by straight-line distance between district centres.
- House prices in IG8 (Woodford Green) 1.2 miles
- House prices in IG10 (Loughton) 1.9 miles
- House prices in E4 (London) 2 miles
- House prices in E18 (London) 2.4 miles
- House prices in IG7 (Chigwell) 2.5 miles
- House prices in IG5 (Ilford) 2.6 miles
- House prices in IG6 (Ilford) 2.9 miles
- House prices in IG4 (Ilford) 3.2 miles
Free tool
Council tax bands in IG9Free tool
Schools near IG9Free tool
Planning applications in IG9
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PropertyCheck IQ plus sold prices, crime, flood, council tax, planning, schools and EPC for IG9, every figure sourced, in one report.
Data sources
Every IG9 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.