Local market reports › IG area › IG8 › IG8 9
Woodford Bridge market report IG8 9, Woodford Green
The standing IG8 9 (Woodford Bridge) property market report, rebuilt from the full public record every month. The raw material for this page is 4,365 HM Land Registry entries for IG8 9 (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 recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in IG8 9 (Woodford Green) came in at £680,000, out of 32 registered, up 5% on five years earlier, and the mean stands at £610,800, and by floor area homes here have averaged about £6,210 per square metre over the last five years. The record behind it is 4,365 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
IG8 9 is a postcode sector: one group of streets inside IG8 (Woodford Green). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where IG8 9 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 9 homes really sell for
32 sales were registered in IG8 9 in 2026, and the middle one of them, the median, went for £680,000. The mean works out at £610,800, below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
Price per square metre in IG8 9
Per square metre, IG8 9 homes have averaged around £6,210 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
For scale: the England and Wales median is £285,000, so IG8 9 trades 139% above the country as a whole.
IG8 9's median sold price, 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 | £680,000 | £680,000 | 32 |
| 2025 | £723,500 | £740,801 | 138 |
| 2024 | £733,500 | £779,861 | 100 |
| 2023 | £655,500 | £720,234 | 79 |
| 2022 | £734,000 | £860,699 | 115 |
| 2021 | £648,000 | £820,452 | 123 |
| 2020 | £585,000 | £759,050 | 106 |
| 2019 | £580,000 | £760,241 | 97 |
| 2018 | £565,000 | £753,156 | 115 |
| 2017 | £595,000 | £811,520 | 103 |
| 2016 | £545,000 | £762,460 | 111 |
| 2015 | £424,000 | £599,112 | 130 |
| 2014 | £350,000 | £496,536 | 156 |
| 2013 | £393,800 | £566,639 | 150 |
| 2012 | £375,000 | £551,953 | 101 |
| 2011 | £365,000 | £551,010 | 102 |
| 2010 | £315,000 | £494,001 | 129 |
| 2009 | £298,800 | £480,324 | 92 |
| 2008 | £300,000 | £491,763 | 112 |
| 2007 | £320,000 | £542,809 | 183 |
| 2006 | £275,300 | £477,886 | 184 |
| 2005 | £293,500 | £522,312 | 175 |
| 2004 | £230,000 | £417,725 | 212 |
| 2003 | £220,000 | £405,293 | 163 |
| 2002 | £200,000 | £376,298 | 209 |
| 2001 | £199,000 | £382,567 | 182 |
| 2000 | £157,800 | £309,683 | 130 |
| 1999 | £155,000 | £308,907 | 182 |
| 1998 | £122,500 | £247,275 | 178 |
| 1997 | £111,000 | £227,639 | 192 |
| 1996 | £107,000 | £225,658 | 147 |
| 1995 | £92,000 | £199,994 | 137 |
In cash terms the typical IG8 9 home went from £92,000 in 1995 to £680,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 240%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 21% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the IG8 9 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 2016 (+28.5% on the year before); the weakest, 2014 (−11.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.0% | −8.2% |
| 5 years (since 2021) | +1.0% | −3.7% |
| 10 years (since 2016) | +2.2% | −1.1% |
| 20 years (since 2006) | +4.6% | +1.8% |
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
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 32 sales completed in IG8 9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 180 sales a year before the financial crisis and 93 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What tenants pay around IG8 9
For renting purposes IG8 9 sits in Waltham Forest. The ONS average private rent there is £1,763 a month (May 2026). The spread runs from £1,400 a month for a typical one-bed to £2,568 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Waltham Forest
ONS Price Index of Private Rents, May 2026.
Set against the £680,000 median sold price, £1,763 a month is £21,156 a year, a gross yield of 3.1%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Reading the IG8 9 market
This is a thin market: 32 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. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Within IG8, this sector trades 23% above the district median: one of the dearer corners of its district.
What people ask about IG8 9 (Woodford Bridge)
Is IG8 9 (Woodford Bridge) a good place to buy a house?
How much did a house sell for in IG8 9 (Woodford Bridge)?
Are property prices falling in IG8 9 (Woodford Bridge)?
Real searches this page gets asked
A lot of searches that reach this page are full postcodes, IG8 9AN among them. A full postcode is a street segment of a dozen or so homes, below even sector level; the medians on this page are the context, and the live map shows every recorded sale at those exact addresses.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
What happens to IG8 9 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 5% over five years in cash but down 17% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
On the market in IG8 today
This is what you could actually buy today: 173 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole IG8 district, not just IG8 9: live asking prices are collected per district.
28% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
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.
Moving up a bedroom in IG: the cost
What homes of each size actually sold for across the IG area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. Where too few homes exist to say anything meaningful, the cell is blank.
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 districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in IG8
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of IG8, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IG8 0 | £600,000 | 37 |
| IG8 7 | £615,000 | 27 |
| IG8 8 | £475,000 | 27 |
Zoom out to the full IG8 district report for the type split, monthly volumes and how IG8 compares with its neighbours.
Selling in IG8 9? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IG8 9'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim IG8 9.
Dig further
Behind the answers sits the same Land Registry record as this page, with IG8 9 already set as the subject. Free, one click sign in.
See every individual IG8 9 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.