The Tug-of-War is Over, IG10 Market Activity — August 2026
I was walking down near the Roding Valley Nature Reserve earlier this week, watching two dogs trying to pull a single stick in opposite directions. It reminded me exactly of what’s happening in our local property scene right now.
I’ve got some good news and some "pay attention" news for you. The good news? The IG10 market is finally finding its feet after a bit of a wobbly summer. The "pay attention" news? If you’re waiting for the "perfect" moment to move, the landscape of available housing supply is shifting beneath you faster than you might realise.
A Bold Prediction for Loughton and Beyond I’m going to go out on a limb here: by the time the leaves start turning brown in Epping Forest, we won't be talking about a "quiet" market anymore. While some people think things are staying static, the numbers tell a different story. We are moving from a "Buyers’ Buffet" (where choice for buyers was at an all-time high) to a "Balanced Table" where stock levels are aligning more closely with demand.
The Magic Number: 10 In the industry, we look at the ratio between properties currently for sale and the number of buyers active in the market. Imagine every house for sale in IG10—from the leafy stretches of High Beach to the busy High Road in Loughton—is a loaf of bread on a shelf.
Last month, the ratio of stock to sales sat at 12.5. This month, that has tightened to exactly 10. That is a significant 2.5-point shift in the balance of the market. We are officially in a "Balanced Market." It’s like a see-saw that has finally stopped wobbling and is sitting perfectly straight, representing a healthier equilibrium between housing supply and buyer demand.
What’s in the Shop Window? Right now, across the whole of IG10, there are 275 properties looking for new owners. That’s 11 fewer than last month. It might not sound like much, but when you realise that about 28 homes are selling every single month, you start to see the pattern in market activity.
Think of it like a popular restaurant. If there are 275 tables and 28 groups are finishing their dinner and leaving every hour, you aren't exactly fighting for a seat at the door, but the choice for buyers regarding the "best seats" is becoming more limited. You can’t just turn up at 8 PM on a Saturday and expect the best view without booking ahead.
The Price Gap Did you know there’s a bit of a "secret" gap in IG10 right now? The average price people hope to get (the asking price) is about £629,176. However, the price people are actually paying (the sold price) has averaged £524,452 over the last year.
We’re seeing some incredible homes change hands—like the stunning place on Alderton Hill that went for £5,000,000 or the beautiful home on Ollards Grove that fetched over £2.1 million. But for most of us, the "sweet spot" is where buyers and sellers meet in the middle, reflecting the current market activity accurately.
What This Means For You
- If you’re selling: The competition for sellers is slightly less intense than it was in July. Because there is a reduction in choice for buyers (11 fewer homes on the market), your home stands out more. It’s a great time to list because your property isn't competing with quite so many neighbours for attention.
- If you’re buying: You still have a fair amount of leverage compared to a few years ago, but the abundance of housing supply is starting to contract. If you see a place near Tycehurst Hill or Nursery Road that you love, market activity suggests that other buyers are likely eyeing the same stock.
- If you’re staying put: Your home is in a "steady" zone. Its value isn't jumping up like a rocket, but it’s not sliding away either. IG10 remains a place where people want to live, and that keeps the local housing supply in high demand.
The market isn't a runaway train, but stock levels are definitely tightening. If you’re curious about where your front door fits into these numbers, give me a shout—I'm always up for a chat and a brew.