Living in IG9, Epping Forest
What the open data says about house prices, schools, crime and flood risk around IG9 in Epping Forest. Built from the same sources as every property report on this site, not opinion or marketing copy.
House prices
Average price in Epping Forest: £536,765, up 4.9% on a year ago (2026-06). The wider East of England average is £338,707.
What actually sold around IG9
117 recorded home sales on the streets around central IG9 in the last 2 years, with a median of £575,000 and a range from £180,000 to £1,810,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 162 PRINCES ROAD, IG9 5DJ | terraced | £742,500 | 2026-06-19 |
| FLAT 3 GEORGE COURT KINGS PLACE, IG9 5HR | flat-maisonette | £347,500 | 2026-05-15 |
| 6 ANDREWS CLOSE, IG9 5BL | terraced | £615,666 | 2026-04-29 |
| 8 PRINCES WAY, IG9 5DU | semi-detached | £715,000 | 2026-04-16 |
| 70 RUSSELL ROAD, IG9 5QB | detached | £960,000 | 2026-04-02 |
| 2 SALISBURY GARDENS, IG9 5ER | semi-detached | £600,000 | 2026-03-27 |
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Schools nearby
61 schools within 3 miles , of which 100% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance |
|---|---|---|---|
| Woodbridge High School | Secondary | Outstanding | 1.7 mi |
| Churchfields Infants' School | Primary | Outstanding | 2.0 mi |
| White Bridge Primary School | Primary | Good | 1.0 mi |
| Trinity Catholic High School | Secondary | Good | 1.0 mi |
| Roding Valley High School | Secondary | Good | 1.4 mi |
| Woodford County High School | Secondary | Good | 1.6 mi |
32 state primary and 10 state secondary schools within range, plus 11 fee-paying schools.
Private schools
11 fee-paying schools within 3 miles: Avon House Preparatory School, Bancroft's Preparatory School, Bancroft's School, Chigwell School, Daiglen School, Loyola Preparatory School and others.
All 11 fee-paying schools near IG9, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Professional occupations | 29.9% |
| Managers, directors and senior officials | 20.6% |
| Associate professional and technical | 16.0% |
| Administrative and secretarial | 9.9% |
| Skilled trades | 6.3% |
Source: ONS Census 2021, table TS063, for this district's small area.
Crime
110 crimes recorded within roughly a mile of central IG9 in 2026-06, most commonly violent crime.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 9 of 10 on the Index of Multiple Deprivation (least deprived nationally), based on Epping Forest's figures.
Common questions about IG9
What is the average house price in IG9?
The average sold price in Epping Forest is £536,765 as of 2026-06, according to the UK House Price Index.
Are house prices rising in IG9?
Prices in Epping Forest are up 4.9% on a year ago (UK House Price Index).
What do houses actually sell for in IG9?
The median of 117 recorded sales around central IG9 in the last 2 years is £575,000, ranging from £180,000 to £1,810,000 (HM Land Registry Price Paid Data).
Are the schools good in IG9?
61 schools sit within 3 miles of central IG9, and 100% are rated Outstanding or Good by Ofsted.
How much crime is there in IG9?
110 crimes were recorded within roughly a mile of central IG9 in 2026-06, most commonly violent crime (Police.uk).
Is IG9 at risk of flooding?
Central IG9 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is IG9 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 100% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £575,000; the area sits in decile 9 of 10 on the Index of Multiple Deprivation; 110 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is IG9 safe?
110 crimes were recorded within roughly a mile of central IG9 in 2026-06, according to Police.uk. The most common category was violent crime. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Weighing two up? IG9 or IG8, IG9 or IG10, IG9 or E4.
Want the full picture for a specific property?
This page covers IG9 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.