Local market reports › IG area › IG8 › IG8 7
Woodford Bridge market report IG8 7, Woodford Green
The standing IG8 7 (Woodford Bridge) property market report, rebuilt from the full public record every month. The raw material for this page is 4,063 HM Land Registry entries for IG8 7 (Woodford Green), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 27 registered 2026 sales put the IG8 7 (Woodford Green) median at £615,000, up 12% on five years earlier, with a mean of £590,500, and by floor area homes here have averaged about £6,200 per square metre over the last five years. Everything rests on 4,063 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
IG8 7 is one sector of IG8 (Woodford Green): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where IG8 7 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
The going rate for a home in IG8 7
The 2026 median for IG8 7 is £615,000, taken from 27 registered sales. The mean, which is what most sites call the "average house price", is £590,500, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in IG8 7
The last five years of sales put IG8 7 at roughly £6,200 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so IG8 7 trades 116% above the country as a whole.
The price of a typical IG8 7 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £615,000 | £615,000 | 27 |
| 2025 | £597,500 | £611,788 | 102 |
| 2024 | £563,800 | £599,435 | 96 |
| 2023 | £562,000 | £617,501 | 71 |
| 2022 | £560,000 | £656,664 | 122 |
| 2021 | £546,800 | £692,319 | 132 |
| 2020 | £532,500 | £690,930 | 86 |
| 2019 | £512,700 | £672,027 | 104 |
| 2018 | £525,000 | £699,835 | 81 |
| 2017 | £488,800 | £666,674 | 96 |
| 2016 | £455,000 | £636,550 | 97 |
| 2015 | £404,500 | £571,559 | 130 |
| 2014 | £366,500 | £519,944 | 140 |
| 2013 | £307,500 | £442,462 | 131 |
| 2012 | £303,800 | £447,156 | 98 |
| 2011 | £288,500 | £435,524 | 88 |
| 2010 | £283,000 | £443,817 | 107 |
| 2009 | £265,500 | £426,794 | 71 |
| 2008 | £270,000 | £442,587 | 95 |
| 2007 | £280,000 | £474,958 | 151 |
| 2006 | £241,000 | £418,345 | 204 |
| 2005 | £240,000 | £427,103 | 148 |
| 2004 | £227,500 | £413,184 | 171 |
| 2003 | £213,200 | £392,766 | 180 |
| 2002 | £180,000 | £338,668 | 205 |
| 2001 | £155,000 | £297,980 | 195 |
| 2000 | £138,000 | £270,825 | 153 |
| 1999 | £107,500 | £214,242 | 192 |
| 1998 | £96,000 | £193,783 | 152 |
| 1997 | £85,000 | £174,318 | 190 |
| 1996 | £77,000 | £162,390 | 140 |
| 1995 | £76,200 | £165,647 | 108 |
In cash terms the typical IG8 7 home went from £76,200 in 1995 to £615,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 271%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 12% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IG8 7 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+28.4% on the year before); the weakest, 2008 (−3.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.9% | +0.5% |
| 5 years (since 2021) | +2.4% | −2.3% |
| 10 years (since 2016) | +3.1% | −0.3% |
| 20 years (since 2006) | +4.8% | +1.9% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Sales activity in IG8 7
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The register shows 27 IG8 7 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 176 sales a year before the financial crisis and 84 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The rental side of IG8 7
For renting purposes IG8 7 sits in Redbridge. The ONS average private rent there is £1,725 a month (May 2026). The spread runs from £1,365 a month for a typical one-bed to £2,714 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Redbridge
ONS Price Index of Private Rents, May 2026.
£1,725 a month is £20,700 a year, which against the £615,000 median sold price makes a gross yield of 3.4%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Reading the IG8 7 market
Only 27 sales completed here in the last twelve months of data, which makes IG8 7 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the IG8 district median, IG8 7 sits 11% higher, marking it as a dearer pocket of the district.
What people ask about IG8 7 (Woodford Bridge)
Is IG8 7 (Woodford Bridge) a good place to buy a house?
How much did a house sell for in IG8 7 (Woodford Bridge)?
Are property prices falling in IG8 7 (Woodford Bridge)?
What happens to IG8 7 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 12% over five years in cash but down 11% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
On the market in IG8 today
Turning to what is actually available: 173 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole IG8 district, not just IG8 7: live asking prices are collected per district.
28% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every IG8 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Moving up a bedroom in IG: the cost
Real sold prices by size across the IG area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £530,000 | £800,000 (+51%) | £1,150,000 (+44%) | £1,600,000 (+39%) |
| Semi-detached | £400,325 | £485,000 (+21%) | £590,000 (+22%) | £755,000 (+28%) | £930,000 (+23%) |
| Terraced | £380,000 | £450,000 (+18%) | £525,000 (+17%) | £620,000 (+18%) | £750,000 (+21%) |
| Flat | £260,000 | £355,500 (+37%) | £485,000 (+36%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the IG area is the point: the same five years treated these districts very differently.
Five-year change in the median, IG area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in IG8
Sector boundaries hide real price steps. The rest of IG8, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IG8 0 | £600,000 | 37 |
| IG8 8 | £475,000 | 27 |
| IG8 9 | £680,000 | 32 |
Zoom out to the full IG8 district report for the type split, monthly volumes and how IG8 compares with its neighbours.
Thinking of selling in IG8 7? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in IG8 7, open the average prices map and zoom from the IG8 7 shading down to the sold homes on your own street. Every recorded IG8 7 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working IG8 7: the featured spot on this report is free for founding agents, one per district. Claim IG8 7.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to IG8 7. Free after a one click sign in.
The live map plots every individual IG8 7 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.