Local market reports › IG area › IG8
Woodford Bridge market report IG8, Woodford Green
The IG8 (Woodford Bridge) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 18,219 sales registered with HM Land Registry in IG8 (Woodford Green) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical IG8 (Woodford Green) home changed hands for £555,000 in 2026 (median of 123 registered sales, up 1% on five years earlier), with the mean at £613,200, and by floor area homes here have averaged about £6,100 per square metre over the last five years. Source: 18,219 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
IG8 is the postcode district covering Woodford Green, Woodford Bridge in Woodford Green. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where IG8 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 buyers actually paid in IG8
In the IG8 property market, the 2026 median sale price is £555,000, from 123 registered sales; the mean, the "average house price" most sites quote, is £613,200, sitting somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in IG8
By floor space, homes in IG8 have sold for about £6,100 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
The national median for England and Wales is £285,000, which puts IG8 95% above the country at large.
IG8's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £555,000 | £555,000 | 123 |
| 2025 | £613,800 | £628,478 | 446 |
| 2024 | £580,000 | £616,659 | 412 |
| 2023 | £575,700 | £632,554 | 333 |
| 2022 | £578,000 | £677,771 | 473 |
| 2021 | £552,000 | £698,903 | 591 |
| 2020 | £530,000 | £687,686 | 362 |
| 2019 | £502,500 | £658,657 | 416 |
| 2018 | £530,100 | £706,633 | 406 |
| 2017 | £519,000 | £707,864 | 432 |
| 2016 | £463,500 | £648,441 | 484 |
| 2015 | £418,100 | £590,775 | 584 |
| 2014 | £383,600 | £544,204 | 646 |
| 2013 | £340,000 | £489,226 | 565 |
| 2012 | £318,000 | £468,056 | 431 |
| 2011 | £310,000 | £467,981 | 431 |
| 2010 | £312,500 | £490,080 | 498 |
| 2009 | £290,000 | £466,177 | 386 |
| 2008 | £287,800 | £471,765 | 412 |
| 2007 | £300,000 | £508,884 | 734 |
| 2006 | £260,000 | £451,327 | 852 |
| 2005 | £250,000 | £444,899 | 688 |
| 2004 | £245,600 | £446,058 | 798 |
| 2003 | £230,000 | £423,716 | 741 |
| 2002 | £210,000 | £395,113 | 950 |
| 2001 | £185,000 | £355,653 | 854 |
| 2000 | £157,500 | £309,094 | 676 |
| 1999 | £124,600 | £248,321 | 812 |
| 1998 | £107,500 | £216,996 | 669 |
| 1997 | £95,000 | £194,826 | 761 |
| 1996 | £95,000 | £200,351 | 698 |
| 1995 | £85,000 | £184,777 | 555 |
In cash terms the typical IG8 home went from £85,000 in 1995 to £555,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 200%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2017; the current median sits about 22% below that. Someone who bought at the 2017 peak has not yet seen that price back in real terms.
Year-on-year change in the IG8 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 (+26.4% on the year before); the weakest, 2026 (−9.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 35% of the typed total. A detached home currently trades at £952,500 against £340,000 for a flat, 2.8 times the price.
Median by property type, IG8
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £952,500 | 14 | 1,961 |
| Semi-detached | £765,000 | 25 | 4,681 |
| Terraced | £595,000 | 45 | 6,360 |
| Flats | £340,000 | 39 | 5,217 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −9.6% | −11.7% |
| 5 years (since 2021) | +0.1% | −4.5% |
| 10 years (since 2016) | +1.8% | −1.5% |
| 20 years (since 2006) | +3.9% | +1.0% |
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.
How many homes change hands in IG8
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 318 IG8 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 787 sales a year before the financial crisis and 357 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.
Reading the IG8 market
IG8 sits 2 of 11 in its area's price order, well inside the expensive end.
The rental side of IG8
For renting purposes IG8 sits in Redbridge. The ONS average private rent there is £1,725 a month (May 2026). A one-bed averages £1,365 a month here and a four-or-more-bed £2,714, so size does most of the work in setting the rent.
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 £555,000 median sold price makes a gross yield of 3.7%. 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.
What people ask about IG8 (Woodford Bridge)
Is IG8 (Woodford Bridge) a good place to buy a house?
How much did a house sell for in IG8 (Woodford Bridge)?
Are property prices falling in IG8 (Woodford Bridge)?
Will IG8 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 21% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in IG8 today
Everything above is what homes in IG8 sold for. The live side of the market holds 173 homes at the moment, listed by 6 agents publishing to HomesIndex, at a typical asking price 4% above the IG8 median sold price.
28% of current listings sit under the prices comparable homes actually fetched. 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.
The price of an extra bedroom in IG
What homes of each size actually sold for across the IG area, 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%) | — | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
IG8 ranks 8 of 11 in the IG area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
IG area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside IG8, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IG8 0 | £600,000 | 37 |
| IG8 7 | £615,000 | 27 |
| IG8 8 | £475,000 | 27 |
| IG8 9 | £680,000 | 32 |
How IG8 compares nearby
Same city, different markets. The neighbouring districts of the IG area, dearest first:
| District | Median | 5-year |
|---|---|---|
| IG9 | £645,000 | +9% |
| IG8 (this report) | £555,000 | +1% |
| IG5 | £540,000 | +2% |
| IG4 | £525,000 | -9% |
| IG6 | £500,000 | +6% |
| IG10 | £500,000 | +0% |
| IG3 | £497,500 | +5% |
| IG2 | £490,000 | -2% |
| IG7 | £475,000 | +4% |
| IG1 | £435,000 | +5% |
| IG11 | £340,000 | +2% |
Selling in IG8? 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'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.
Go deeper
Behind the answers sits the same Land Registry record as this page, with IG8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every IG8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.