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Buckhurst Hill market report IG9
The standing IG9 (Buckhurst Hill) property market report, rebuilt from the full public record every month. The raw material for this page is 8,272 HM Land Registry entries for IG9 (Buckhurst Hill), 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 data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for IG9 (Buckhurst Hill) is £645,000, from 59 registered sales, up 9% on five years earlier; the mean is £640,800, and by floor area homes here have averaged about £6,340 per square metre over the last five years. Behind the figures sit 8,272 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
IG9 is a postcode district covering Buckhurst Hill in Buckhurst Hill. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where IG9 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 homes really sell for
Take the 59 registered 2026 sales in IG9 and the middle price, the median, is £645,000. The mean lands at £640,800, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in IG9
Measured by floor area, the last five years of IG9 sales average about £6,340 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.
The national median for England and Wales is £285,000, which puts IG9 126% above the country at large.
IG9's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £645,000 | £645,000 | 59 |
| 2025 | £618,200 | £632,983 | 206 |
| 2024 | £625,000 | £664,503 | 195 |
| 2023 | £581,000 | £638,377 | 140 |
| 2022 | £592,000 | £694,188 | 213 |
| 2021 | £590,000 | £747,016 | 309 |
| 2020 | £584,000 | £757,752 | 186 |
| 2019 | £567,500 | £743,857 | 184 |
| 2018 | £575,000 | £766,486 | 177 |
| 2017 | £525,000 | £716,047 | 195 |
| 2016 | £520,000 | £727,485 | 211 |
| 2015 | £447,500 | £632,318 | 255 |
| 2014 | £390,000 | £553,283 | 253 |
| 2013 | £355,500 | £511,529 | 228 |
| 2012 | £367,000 | £540,178 | 202 |
| 2011 | £346,200 | £522,629 | 184 |
| 2010 | £322,000 | £504,979 | 233 |
| 2009 | £287,500 | £462,159 | 184 |
| 2008 | £310,000 | £508,155 | 186 |
| 2007 | £310,000 | £525,846 | 363 |
| 2006 | £285,000 | £494,724 | 453 |
| 2005 | £250,000 | £444,899 | 273 |
| 2004 | £250,000 | £454,049 | 366 |
| 2003 | £245,000 | £451,349 | 301 |
| 2002 | £213,000 | £400,758 | 370 |
| 2001 | £179,000 | £344,118 | 386 |
| 2000 | £155,000 | £304,188 | 292 |
| 1999 | £130,000 | £259,083 | 383 |
| 1998 | £120,000 | £242,229 | 311 |
| 1997 | £108,500 | £222,512 | 378 |
| 1996 | £93,000 | £196,133 | 321 |
| 1995 | £95,000 | £206,515 | 275 |
In cash terms the typical IG9 home went from £95,000 in 1995 to £645,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 212%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 16% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IG9 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 (+19.2% on the year before); the weakest, 2009 (−7.3%). 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 flats dominate the record here, 35% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £1,050,000 against £380,000 for a flat, 2.8 times the price.
Median by property type, IG9
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 | £1,050,000 (2025) | – | 1,230 |
| Semi-detached | £742,500 | 16 | 2,124 |
| Terraced | £657,500 | 24 | 2,006 |
| Flats | £380,000 | 15 | 2,908 |
What IG9 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +4.3% | +1.9% |
| 5 years (since 2021) | +1.8% | −2.9% |
| 10 years (since 2016) | +2.2% | −1.2% |
| 20 years (since 2006) | +4.2% | +1.3% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
How many homes change hands in IG9
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
IG9 recorded 158 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 351 sales a year before the financial crisis and 163 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.
What tenants pay around IG9
IG9 falls under Epping Forest, where the ONS puts the average private rent at £1,842 a month (May 2026 figures). The spread runs from £1,228 a month for a typical one-bed to £2,879 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Epping Forest
ONS Price Index of Private Rents, May 2026.
Set against the £645,000 median sold price, £1,842 a month is £22,104 a year, a gross yield of 3.4%: 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.
The shape of the IG9 market
IG9 is currently the dearest district of its postcode area by median price.
IG9 (Buckhurst Hill): the questions that come up
How much did a house sell for in IG9 (Buckhurst Hill)?
Are property prices falling in IG9 (Buckhurst Hill)?
Is IG9 (Buckhurst Hill) a good place to buy a house?
Are IG9 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 9% over five years in cash but down 14% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
IG9's current homes for sale
Everything above is what homes in IG9 sold for. This is what you could actually buy today: 10 homes currently on the market from an agent publishing to HomesIndex, at a typical asking price 19% below the IG9 median sold price.
10% 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 IG9 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in IG: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the IG area. 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%) | — | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
IG9 ranks 1 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
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside IG9, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IG9 5 | £615,700 | 29 |
| IG9 6 | £668,200 | 30 |
How IG9 compares nearby
Same city, different markets. The neighbouring districts of the IG area, dearest first:
| District | Median | 5-year |
|---|---|---|
| IG9 (this report) | £645,000 | +9% |
| IG8 | £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 a home in IG9? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IG9'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.
Estate agents working IG9: the featured spot on this report is free for founding agents, one per district. Claim IG9.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IG9. Free, with a one click sign in.
The live map plots every individual IG9 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.