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.
- Homes on the streets around central IG9 sold at a median of £585,000 across 121 recorded sales, above the England average of £290,000 (HM Land Registry).
- Prices across Epping Forest are down 1.6% on a year ago (UK House Price Index).
- Of the 61 schools within about 3 miles, 89% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of IG9 is in flood zone 1 (low probability), on the Environment Agency flood map for planning.
- A Band D household in Epping Forest pays £2,277 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 102 crimes within roughly a mile of the centre in August 2026, most commonly violent crime (Police.uk).
Figures gathered 15 October 2026, each from the source named in its section.
House prices
Average price in Epping Forest: £525,719, down 1.6% on a year ago (July 2026). The wider East of England average is £337,518.
Check sold prices for a specific address in IG9 →
See where IG9 ranks across East of England →
Council tax at Band D in Epping Forest: £2,277 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare IG9 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for IG9 against any other district, each from the source the section below names.
What actually sold around IG9
121 recorded home sales on the streets around central IG9 in the last 2 years, with a median of £585,000 and a range from £180,000 to £1,810,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 67 Palace Gardens, IG9 5PQ | Terraced | £630,000 | 10 Aug 2026 |
| 230 Queens Road, IG9 5AY | Flat or maisonette | £407,500 | 7 Aug 2026 |
| 2 Westbury Lane, IG9 5PL | Semi-detached | £678,000 | 7 Aug 2026 |
| 38 Queens Road, IG9 5BY | Terraced | £625,000 | 31 Jul 2026 |
| 4 Waikato Lodge Russell Road, IG9 5QH | Flat or maisonette | £410,000 | 23 Jul 2026 |
| Flat 11 Harefield House, 99 Palmerston Road, IG9 5NH | Flat or maisonette | £237,000 | 6 Jul 2026 |
How to read this
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.
Source: HM Land Registry Price Paid Data
Schools nearby
61 schools within 3 miles , of which 89% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| Woodbridge High School | Secondary | Outstanding | 1.7 mi away | no figure |
| Churchfields Infants' School | Primary | Outstanding | 2.0 mi away | no figure |
| St John's Church of England Voluntary Controlled Primary School, Buckhurst Hill | Primary | Good | 0.4 mi away | 0.59 mi 2025/26 |
| St Antony's Catholic Primary School | Primary | Good | 0.9 mi away | no figure |
| White Bridge Primary School | Primary | Good | 1.0 mi away | 2.35 mi 2025/26 |
| Trinity Catholic High School | Secondary | Good | 1.0 mi away | no figure |
Schools in IG9 with a published admission distance
How far away the last child offered a place lived, as the council published it. Tightest first; each name opens the school's page and its postcode checker.
| School | Stage | Admitted from | Round |
|---|---|---|---|
| St John's Church of England Voluntary Controlled Primary School, Buckhurst Hill | Primary | 0.59 mi | 2025/26 |
| Buckhurst Hill Community Primary School | Primary | 0.83 mi | 2025/26 |
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.
How IG9 has changed since 2011
The biggest move: degree-level adults, up 8.5 points since 2011, with England's change beside each line.
How to read this
The census neighbourhood at the centre of IG9 (E01021748, 1,760 residents in 2021, up 1.8% on 2011) on the 2011 and 2021 censuses, with England's own change over the same decade for scale. Each line is a share of the neighbourhood's households or residents, so a growing area and a shrinking one compare fairly. The biggest move here: degree-level adults, up 8.5 points.
| Measure | 2011 | 2021 | Change | England |
|---|---|---|---|---|
| Households that own their home | 72.3% | 69.5% | -2.8 pts | -2.0 pts |
| Households renting privately | 23.1% | 28.7% | +5.6 pts | +3.7 pts |
| Households renting socially | 3.9% | 1.6% | -2.3 pts | -0.6 pts |
| Residents under 15 | 18.4% | 17.1% | -1.3 pts | -0.3 pts |
| Residents 65 and over | 14.7% | 14.8% | +0.1 pts | +2.1 pts |
| Adults with a degree or equivalent | 41.2% | 49.7% | +8.5 pts | +6.5 pts |
| Residents born outside the UK | 13.6% | 18.8% | +5.2 pts | +3.6 pts |
| Residents in good or very good health | 88.6% | 89.6% | +1.0 pts | +0.8 pts |
| Residents in a white ethnic group | 87.0% | 79.2% | -7.8 pts | -4.4 pts |
Office for National Statistics, Census 2011 and Census 2021, Open Government Licence. A district holds many neighbourhoods; the full report for an address shows the one it sits in.
Crime
102 crimes recorded within roughly a mile of central IG9 in August 2026, 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.
Getting around & nearby essentials
2 pharmacies, 22 restaurants and cafés, 11 pubs, 2 hospitals within a mile of central IG9, hospitals within three miles.
Buses from the centre of IG9
Best-served stop: Buckhurst Hill Station, with 8.1 buses an hour on weekday daytimes.
Evenings, Sundays and routes
The best-served stop within 800 m of the centre of IG9 is Buckhurst Hill Station: 8.1 buses an hour on a weekday daytime, 6.8 in the evening and 5.9 on Sunday daytime; first bus 00:21, last 00:39. Routes there: 167, W14, 677. 5 stops with a scheduled service within that distance.
Departures a passenger can board, from the timetables operators publish to the Department for Transport's Bus Open Data Service, for Tuesday 8 Sep 2026 and Sunday 13 Sep 2026. Scheduled, not observed. Two stops on opposite sides of a road are two stops. The full report does this for the stops within 500 m of an address.
Source: operators' timetables on the Bus Open Data Service (Department for Transport)
GP practices and A&E
3 GP practices within 3.0 km of the centre of IG9. The nearest, Kings Medical Centre, has 7,867 registered patients and 1,667 patients per fully qualified GP, against an England median of 2,186.
| Practice | From the centre | Patients | Per qualified GP |
|---|---|---|---|
| Kings Medical Centre | 0.1 mi | 7,867 | 1,667 |
| Palmerston Road Surgery | 0.2 mi | 4,548 | 3,411 |
| The River Surgery | 0.5 mi | 4,442 | 2,031 |
Nearest A&E: Mid and South Essex NHS Foundation Trust, where 62.7% of type 1 attendances were seen within four hours in July 2026; then The Princess Alexandra Hospital NHS Trust at 72.2%.
How to read this
NHS England: patients registered at a GP practice (1 Aug 2026), the general practice workforce (July 2026), and A&E attendances by provider, monthly. Fully qualified GPs exclude trainees. Practices are matched by postcode.
Source: NHS England, monthly releases
Council tax and the council's finances
A Band D household in Epping Forest pays £2,277 for 2026-27, all precepts included, a rise of 4.1% on the year before against an England median rise of 4.8%. Every band for Epping Forest, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £1,845 | +1.6% |
| 2022-23 | £1,923 | +4.2% |
| 2023-24 | £2,002 | +4.1% |
| 2024-25 | £2,101 | +4.9% |
| 2025-26 | £2,187 | +4.1% |
| 2026-27 | £2,277 | +4.1% |
No exceptional financial support from government since 2020-21 and no section 114 notice on record for Epping Forest, as at 7 Sep 2026.
How to read this
A home's own band is on its council tax bill, free to look up at gov.uk/council-tax-bands; the report shows every band's bill at the council beside the home's other checks.
Ministry of Housing, Communities and Local Government, live council tax tables (Band D, area averages) and the Exceptional Financial Support lists published each year; section 114 notices as published by the councils.
Source: MHCLG live council tax tables and Exceptional Financial Support lists
Common questions about IG9
What is the average house price in IG9?
The average sold price in Epping Forest is £525,719 as of July 2026, according to the UK House Price Index.
Are house prices rising in IG9?
Prices in Epping Forest are down 1.6% on a year ago (UK House Price Index).
What do houses actually sell for in IG9?
The median of 121 recorded sales around central IG9 in the last 2 years is £585,000, 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 89% are rated Outstanding or Good by Ofsted.
How much crime is there in IG9?
102 crimes were recorded within roughly a mile of central IG9 in August 2026, 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: 89% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £585,000; the area sits in decile 9 of 10 on the Index of Multiple Deprivation; 102 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is IG9 safe?
102 crimes were recorded within roughly a mile of central IG9 in August 2026, 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
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.