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Buckhurst Hill market report IG9 5
The IG9 5 (Buckhurst Hill) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 5,123 registered sales in IG9 5 (Buckhurst Hill) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 29 registered 2026 sales put the IG9 5 (Buckhurst Hill) median at £615,700, up 1% on five years earlier, with a mean of £657,800, and by floor area homes here have averaged about £6,320 per square metre over the last five years. Everything rests on 5,123 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
IG9 5 is one sector of IG9 (Buckhurst Hill): 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 IG9 5 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 IG9 5 homes really sell for
Take the 29 registered 2026 sales in IG9 5 and the middle price, the median, is £615,700. The mean lands at £657,800, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in IG9 5
Averaged across five years of sales, floor space in IG9 5 costs about £6,320 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
England and Wales as a whole trade at a £285,000 median, leaving IG9 5 116% above the national figure.
A typical IG9 5 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 | £615,700 | £615,700 | 29 |
| 2025 | £657,500 | £673,223 | 136 |
| 2024 | £700,000 | £744,244 | 117 |
| 2023 | £565,000 | £620,797 | 78 |
| 2022 | £585,000 | £685,979 | 133 |
| 2021 | £610,000 | £772,339 | 189 |
| 2020 | £660,000 | £856,364 | 118 |
| 2019 | £610,000 | £799,564 | 109 |
| 2018 | £621,400 | £828,338 | 108 |
| 2017 | £595,000 | £811,520 | 114 |
| 2016 | £590,000 | £825,416 | 124 |
| 2015 | £441,000 | £623,133 | 161 |
| 2014 | £407,500 | £578,110 | 146 |
| 2013 | £353,000 | £507,932 | 144 |
| 2012 | £425,000 | £625,547 | 119 |
| 2011 | £400,000 | £603,846 | 113 |
| 2010 | £347,500 | £544,969 | 137 |
| 2009 | £315,000 | £506,365 | 96 |
| 2008 | £324,800 | £532,416 | 106 |
| 2007 | £345,000 | £585,216 | 211 |
| 2006 | £285,000 | £494,724 | 303 |
| 2005 | £263,500 | £468,924 | 167 |
| 2004 | £280,000 | £508,535 | 229 |
| 2003 | £250,000 | £460,561 | 180 |
| 2002 | £232,500 | £437,447 | 235 |
| 2001 | £205,000 | £394,102 | 243 |
| 2000 | £164,000 | £321,850 | 197 |
| 1999 | £150,000 | £298,942 | 243 |
| 1998 | £139,500 | £281,591 | 202 |
| 1997 | £119,000 | £244,045 | 244 |
| 1996 | £120,000 | £253,075 | 205 |
| 1995 | £108,000 | £234,775 | 187 |
In cash terms the typical IG9 5 home went from £108,000 in 1995 to £615,700 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 162%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 28% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the IG9 5 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 (+33.8% on the year before); the weakest, 2013 (−16.9%). 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) | −6.4% | −8.5% |
| 5 years (since 2021) | +0.2% | −4.4% |
| 10 years (since 2016) | +0.4% | −2.9% |
| 20 years (since 2006) | +3.9% | +1.1% |
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.
The turnover behind the prices
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
IG9 5 recorded 29 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 221 sales a year before the financial crisis and 99 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.
The rental side of IG9 5
The local authority for IG9 5 is Epping Forest, and its ONS average private rent currently stands at £1,842 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,228 a month here against £2,879 for four or more bedrooms.
Average monthly rent by size, Epping Forest
ONS Price Index of Private Rents, May 2026.
£1,842 a month is £22,104 a year, which against the £615,700 median sold price makes a gross yield of 3.6%. 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 IG9 5 market
This is a thin market: 29 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.
Asked and answered: IG9 5 (Buckhurst Hill)
How much did a house sell for in IG9 5 (Buckhurst Hill)?
Are property prices falling in IG9 5 (Buckhurst Hill)?
Is IG9 5 (Buckhurst Hill) a good place to buy a house?
Where do IG9 5 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 20% 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 IG9 today
The live side of the market holds 10 homes at the moment, listed by an agent publishing to HomesIndex.
These cover the whole IG9 district, not just IG9 5: live asking prices are collected per district.
Of everything listed here, 10% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
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 IG9 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.
What another bedroom costs in IG
The Land Registry record, split by size: what each kind of home actually sold for across the IG area. 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%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. 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 IG9
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of IG9, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IG9 6 | £668,200 | 30 |
Zoom out to the full IG9 district report for the type split, monthly volumes and how IG9 compares with its neighbours.
Selling a home in IG9 5? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IG9 5, use the average prices map for a rough value: zoom from IG9 5's shading down to the sold homes on your own street. The figures above are every recorded IG9 5 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim IG9 5.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IG9 5. Free, with a one click sign in.
The live map plots every individual IG9 5 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.
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.