9, FOREST SIDE, BUCKHURST HILL, IG9 5SL - £1,260,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

9 FOREST SIDE is a large detached house of 161m², built sometime between 1930 and 1949, which could now be worth an estimated £1,267,640. It was last sold for £1,260,000 in October 2025, which was around 25% above the average October 2025 detached price in the Epping Forest local authority area. The most recent EPC inspection was October 2015, where the current energy rating was F, and the potential energy rating was C.

9 FOREST SIDE Sold Prices

Land registry data shows two sales for 9 FOREST SIDE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Epping Forest local authority area for the corresponding sale date. Both of the two 9 FOREST SIDE sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2025 17 OCT	£1,260,000	£1,009,280	25% above HPI
2023 24 MAR	£1,220,000	£1,026,450	19% above HPI

9 FOREST SIDE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epping Forest local authority area over time, sourced from the HPI. The two 9 FOREST SIDE sales from March 2023 and October 2025 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the March 2023 sale was for 19% above the HPI. So the extrapolation line tracks at 19% above the HPI over time, until the October 2025 sale, where it rises to 25% above the HPI. The line then continues to track at 25% above the HPI.

What might 9 FOREST SIDE be worth now?

9 FOREST SIDE might now be worth an estimated £1,267,640.

This is based on house price inflation of 0.6%, between October 2025 and May 2026, for detached houses, in the Epping Forest local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 0.6% inflationary increase is applied to the most recent sale price for 9 FOREST SIDE of £1,260,000 on 17th October 2025. For the value to have increased from £1,260,000 to £1,267,640 over the one year and five months to May 2026, the following assumptions must hold true:

• The value of 9 FOREST SIDE has moved in line with the HPI for detached houses in the Epping Forest local authority area.
• The October 2025 sale price of £1,260,000 represented a fair market value for the property.
• The size, condition, and specification of 9 FOREST SIDE has not materially changed since October 2025.

How Large is 9 FOREST SIDE?

9 FOREST SIDE is 161m² according to the EPC inspection conducted in October 2015. This puts it in the largest 40% of detached houses houses in Buckhurst Hill, based on EPC data. The below chart shows the distribution of detached houses houses by size in Buckhurst Hill, and where 9 FOREST SIDE lies on this distribution: 60% of detached houses houses are smaller than 9 FOREST SIDE, and 39% of houses are larger. Note that EPC data is not available for all properties in Buckhurst Hill.

9 FOREST SIDE: Plot and Title Map

9 FOREST SIDE sits on a plot of roughly 0.229 of an acre, or 927m². The below map shows the location of 9 FOREST SIDE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 9 FOREST SIDE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 9 FOREST SIDE?

9 FOREST SIDE is located in BUCKHURST HILL, in the IG9 postcode district. The below map shows the position of No. 9 on FOREST SIDE.