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Buckhurst Hill market report IG9 6
The standing IG9 6 (Buckhurst Hill) property market report, rebuilt from the full public record every month. Underneath every chart here sit 3,147 registered sales in IG9 6 (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: a typical IG9 6 (Buckhurst Hill) home changed hands for £668,200 in 2026 (median of 30 registered sales, up 19% on five years earlier), with the mean at £624,400, and by floor area homes here have averaged about £6,360 per square metre over the last five years. Source: 3,147 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
IG9 6 is a postcode sector: one group of streets inside IG9 (Buckhurst Hill). 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 IG9 6 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 IG9 6
30 sales were registered in IG9 6 in 2026, and the middle one of them, the median, went for £668,200. The mean works out at £624,400, beneath it, usually the sign of a batch of very cheap recorded transfers pulling the average lower.
IG9 6 prices by floor area
By floor space, homes in IG9 6 have sold for about £6,360 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.
Against a national (England and Wales) median of £285,000, IG9 6 runs 134% above it.
IG9 6's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £668,200 | £668,200 | 30 |
| 2025 | £605,000 | £619,467 | 70 |
| 2024 | £585,000 | £621,975 | 78 |
| 2023 | £585,000 | £642,772 | 62 |
| 2022 | £610,000 | £715,295 | 80 |
| 2021 | £562,500 | £712,198 | 120 |
| 2020 | £560,800 | £727,650 | 68 |
| 2019 | £545,000 | £714,365 | 75 |
| 2018 | £525,000 | £699,835 | 69 |
| 2017 | £505,000 | £688,769 | 81 |
| 2016 | £480,000 | £671,525 | 87 |
| 2015 | £450,000 | £635,850 | 94 |
| 2014 | £385,000 | £546,190 | 107 |
| 2013 | £358,000 | £515,126 | 83 |
| 2012 | £325,000 | £478,359 | 83 |
| 2011 | £285,000 | £430,240 | 71 |
| 2010 | £300,000 | £470,477 | 96 |
| 2009 | £269,500 | £433,224 | 88 |
| 2008 | £295,000 | £483,567 | 79 |
| 2007 | £293,200 | £497,349 | 152 |
| 2006 | £280,000 | £486,044 | 150 |
| 2005 | £237,700 | £423,010 | 106 |
| 2004 | £242,000 | £439,519 | 137 |
| 2003 | £239,000 | £440,296 | 121 |
| 2002 | £188,000 | £353,720 | 135 |
| 2001 | £170,000 | £326,816 | 143 |
| 2000 | £140,000 | £274,750 | 95 |
| 1999 | £113,000 | £225,203 | 140 |
| 1998 | £115,000 | £232,136 | 109 |
| 1997 | £93,500 | £191,750 | 134 |
| 1996 | £84,300 | £177,785 | 116 |
| 1995 | £82,500 | £179,342 | 88 |
In cash terms the typical IG9 6 home went from £82,500 in 1995 to £668,200 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 273%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 8% 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 6 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 2003 (+27.1% on the year before); the weakest, 2009 (−8.6%). 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) | +10.4% | +7.9% |
| 5 years (since 2021) | +3.5% | −1.3% |
| 10 years (since 2016) | +3.4% | 0.0% |
| 20 years (since 2006) | +4.4% | +1.6% |
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.
The turnover behind the prices
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 30 IG9 6 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 130 sales a year before the financial crisis and 64 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 6
The local authority for IG9 6 is Epping Forest, and its ONS average private rent currently stands at £1,842 a month (May 2026 figures). A one-bed averages £1,228 a month here and a four-or-more-bed £2,879, so size does most of the work in setting the rent.
Average monthly rent by size, Epping Forest
ONS Price Index of Private Rents, May 2026.
Against the £668,200 median purchase price, a rent of £1,842 a month (£22,104 a year) works out at a 3.3% 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.
What kind of market IG9 6 is
Only 30 sales completed here in the last twelve months of data, which makes IG9 6 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What people ask about IG9 6 (Buckhurst Hill)
Are property prices falling in IG9 6 (Buckhurst Hill)?
Is IG9 6 (Buckhurst Hill) a good place to buy a house?
How much did a house sell for in IG9 6 (Buckhurst Hill)?
Are IG9 6 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 19% over five years in cash but down 6% 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.
IG9's current homes for sale
Turning to what is actually available: 10 homes on the market right now, from an agent publishing to HomesIndex.
These cover the whole IG9 district, not just IG9 6: live asking prices are collected per district.
10% of current listings sit under the prices comparable homes actually fetched. 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.
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. 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. Sizes with too few homes to be meaningful are left 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 IG9
Sector boundaries hide real price steps. The rest of IG9, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IG9 5 | £615,700 | 29 |
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 6? 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 6, use the average prices map for a rough value: zoom from IG9 6's shading down to the sold homes on your own street. The figures above are every recorded IG9 6 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 6.
Keep digging
Behind the answers sits the same Land Registry record as this page, with IG9 6 already set as the subject. Free, one click sign in.
See every individual IG9 6 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.
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.