A Tale of Two Prices, IG10 Property Market — September 2026
If you were to take a stroll through the leafy bends of Tycehurst Hill or wander past the shops on Loughton High Street today, you might think the property market is playing a game of "Wait and See." But here is a bold prediction for you: the next few months in IG10 aren't going to be about who has the highest price tag, but who has the most common sense.
While the headlines usually focus on big numbers, they often miss the human story. Behind every "For Sale" sign from Alderton Hill to the quiet corners of Nursery Road, there is a family trying to figure out what their next chapter looks like. And right now, that chapter is all about finding a middle ground.
The "Sticker Price" vs The Handshake
Did you know that there is currently a £94,956 gap between what people hope to get for their homes and what they are actually putting in the bank? In plain English, if you see a house advertised for around £600,000, history suggests the buyer might end up paying closer to £500,000.
Currently, the average price people are asking for in IG10 is £601,023. However, over the last month, that figure has dipped by £28,153. It’s a bit like a shop window having a quiet autumn sale—sellers are starting to realise that to get moving, they need to be a bit more realistic.
Is there much to choose from?
Right now, there are 272 homes looking for new owners across the IG10 postcode. Whether you are looking for a grand detached house near St Johns Road or a cosy starter home, there is a decent amount of choice.
We are seeing about 27 sales happen every single month. That means roughly one home is finding a new owner every single day! It’s a very balanced market—neither a wild rush nor a total standstill. It’s steady, like a calm afternoon walk in Epping Forest.
The "Money in the Bank" Test
It is easy to get caught up in the month-to-month wobbles, but property is a long game. If you bought a home in IG10 seven years ago, you’d be sitting on an extra £13,589 today.
Think of it this way: just by living in your home and looking after the garden, you’ve essentially "saved" an extra thirteen-and-a-half grand without lifting a finger. That is the beauty of owning bricks and mortar in this part of the world—it’s a slow-and-steady piggy bank.
What does this mean for you?
The average price someone actually paid for a home here over the last year was £506,067. Because that number dropped by about £18,000 in the last month, buyers are feeling a bit more powerful.
If you are thinking of selling in IG10, the secret isn't to pick the biggest number you can think of. The secret is to look at what people are actually paying. If you price your home sensibly from day one, you won't be one of the people waiting months for the phone to ring.
The market isn't "bad" or "good"—it’s just becoming more honest. And in my book, a bit of honesty makes moving house a whole lot easier for everyone.