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Woodford Bridge market report IG8 8, Woodford Green
The IG8 8 (Woodford Bridge) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 4,993 HM Land Registry entries for IG8 8 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in IG8 8 (Woodford Green) sold for £475,000 in 2026, the median of 27 registered sales, down 5% on five years earlier. The mean was £490,200, and by floor area homes here have averaged about £5,620 per square metre over the last five years. The figures cover 4,993 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
IG8 8 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 8 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.
What IG8 8 homes really sell for
The 2026 median for IG8 8 is £475,000, taken from 27 registered sales. The mean, which is what most sites call the "average house price", is £490,200, practically level with it: prices here bunch tightly around the middle.
Price per square metre in IG8 8
Measured by floor area, the last five years of IG8 8 sales average about £5,620 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
England and Wales as a whole trade at a £285,000 median, leaving IG8 8 67% above the national figure.
A typical IG8 8 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £475,000 | £475,000 | 27 |
| 2025 | £527,000 | £539,602 | 110 |
| 2024 | £523,800 | £556,907 | 98 |
| 2023 | £513,900 | £564,651 | 80 |
| 2022 | £507,500 | £595,102 | 126 |
| 2021 | £500,000 | £633,065 | 175 |
| 2020 | £467,000 | £605,942 | 89 |
| 2019 | £453,000 | £593,775 | 103 |
| 2018 | £465,000 | £619,854 | 97 |
| 2017 | £456,500 | £622,620 | 120 |
| 2016 | £425,000 | £594,579 | 127 |
| 2015 | £382,500 | £540,473 | 163 |
| 2014 | £350,000 | £496,536 | 193 |
| 2013 | £305,000 | £438,865 | 125 |
| 2012 | £273,500 | £402,558 | 100 |
| 2011 | £270,000 | £407,596 | 106 |
| 2010 | £300,000 | £470,477 | 129 |
| 2009 | £250,000 | £401,877 | 102 |
| 2008 | £275,000 | £450,783 | 115 |
| 2007 | £300,000 | £508,884 | 207 |
| 2006 | £257,500 | £446,987 | 244 |
| 2005 | £250,000 | £444,899 | 181 |
| 2004 | £250,000 | £454,049 | 248 |
| 2003 | £230,000 | £423,716 | 244 |
| 2002 | £220,000 | £413,928 | 340 |
| 2001 | £201,500 | £387,373 | 303 |
| 2000 | £157,800 | £309,683 | 218 |
| 1999 | £115,000 | £229,189 | 215 |
| 1998 | £92,700 | £187,122 | 156 |
| 1997 | £84,800 | £173,908 | 158 |
| 1996 | £79,000 | £166,607 | 155 |
| 1995 | £75,000 | £163,038 | 139 |
In cash terms the typical IG8 8 home went from £75,000 in 1995 to £475,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 191%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 25% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the IG8 8 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 (+37.2% on the year before); the weakest, 2011 (−10.0%). 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) | −9.9% | −12.0% |
| 5 years (since 2021) | −1.0% | −5.6% |
| 10 years (since 2016) | +1.1% | −2.2% |
| 20 years (since 2006) | +3.1% | +0.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
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 8 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 248 sales a year before the financial crisis and 88 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
How IG8 8 trades
This is a thin market: 27 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Against the IG8 district median, IG8 8 sits 14% lower, marking it as a cheaper pocket of the district.
What tenants pay around IG8 8
IG8 8 falls under Redbridge, where the ONS puts the average private rent at £1,725 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,365 a month here against £2,714 for four or more bedrooms.
Average monthly rent by size, Redbridge
ONS Price Index of Private Rents, May 2026.
Against the £475,000 median purchase price, a rent of £1,725 a month (£20,700 a year) works out at a 4.4% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
IG8 8 (Woodford Bridge): the questions that come up
Is IG8 8 (Woodford Bridge) a good place to buy a house?
How much did a house sell for in IG8 8 (Woodford Bridge)?
Are property prices falling in IG8 8 (Woodford Bridge)?
Will IG8 8 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 5% over five years in cash but down 25% 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.
What you could buy in IG8 now
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 8: live asking prices are collected per district.
28% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every IG8 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: IG prices by size
What homes of each size actually sold for across the IG area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit 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.
IG area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in IG8
A few minutes' walk can separate two very different markets. Here are IG8's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IG8 0 | £600,000 | 37 |
| IG8 7 | £615,000 | 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.
Before you sell in IG8 8: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IG8 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim IG8 8.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IG8 8. Free, with a one click sign in.
The live map plots every individual IG8 8 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.