Forest View, London house prices

Forest View, London house prices are built from 372 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 19 Feb 2026. The median price paid across the whole record is £302,500. Across the 10 years from 2015 to 2025 the median moved +66.7% in cash — but once inflation is taken out, the change in 2026 money is +20.8%.

HM Land Registry372 sales103 with floor areaLatest sale 19 Feb 2026

The chart tracks the median Forest View, London house price for every year with a recorded sale, from 1995 to 2025. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.

The highest yearly median on record for Forest View, London is £607,000 in 2023; the lowest is £75,000 in 1995. Across the full 31-year record the cash median has moved from £75,000 to £575,000.

In 2026 money that first median is worth £166,535, so the real change over the whole record is +252.8% — about +4.29% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.

Over the last decade alone the difference is stark: +66.7% in cash against +20.8% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.

Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.

These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to Forest View, London values — no mix of property types can flatter the number.

The mix of property types explains a large part of any area's median. Forest View, London is dominated by the type at the top of this table, so its overall median leans that way.

316 of the sales on record are leasehold and 56 freehold — 84.9% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.

The median leasehold sale is £277,500 and the median freehold sale £482,500 — a gap of +73.9%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.

New builds sold for more than the median existing home — +18.9%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.

A further 8 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.

Every certificate carries an energy efficiency band as well as a floor area. Across Epping Forest, 41.9% of 57,060 certificates sit in bands A to C, and 4.6% in F or G — the bands that cost the most to heat and are hardest to mortgage.

The Office for National Statistics puts the mean private rent in Epping Forest at £1,843 a month as of Jun 2026 — £1,229 for a one-bedroom home and £1,939 for three bedrooms.

Against the median sale of £302,500 here, that rent is a gross yield of 7.31% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.

Police forces publish every recorded street-level crime. Within a mile of the centre of E4, 286 crimes were recorded in Jun 2026: 113 violent, 10 burglary, 23 vehicle-related and 65 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 1.7 times busier.

Against the 134,980 residents the 2021 census counted in Epping Forest, that is 2.12 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.

A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.

The 2021 census counted 134,980 residents in Epping Forest across 54,559 households. 70.3% of those households own their home and 29.6% rent — a split the sold record cannot show, because only owners appear in it.

16 state and independent schools have a E4 postcode: 12 primary, 4 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.

The median across the whole archive is £157,500. Forest View, London sits above that national figure — +92.1%.

Within London the street ranks 9531 of 21431 by median price, and its median is above the town figure of £285,000 (+6.1%).

Where an EPC floor area could be matched to the sale, the median works out at £4,091 per square metre, across 103 of the 372 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.

The full range on record runs from £50,000 to £2,100,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.

Forest View, London sits in Epping Forest, in London.

The Office for National Statistics puts the median home in Epping Forest at 12.4 times median local earnings of £41,452 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.

Streets nearby

• Cavendish Road£280,000 median
• The Avenue£315,000 median
• Sinclair Road£245,000 median
• Lyndhurst Road£228,000 median
• Hall Lane£205,000 median
• The Drive£291,500 median
• New Road£241,000 median
• Mornington Road£196,000 median
• Chingford Avenue£180,000 median
• Sewardstone Road£244,995 median
• Chingford Mount Road£148,000 median
• Larkshall Road£250,000 median
• Westward Road£184,500 median
• Higham Station Avenue£138,998 median
• Waltham Way£244,000 median
• Priory Avenue£380,000 median

Addresses with more than one recorded sale

• FLAT 5, 30C Forest View6 sales
• 3 Forest View5 sales
• FLAT 6, 30A Forest View5 sales
• FLAT 18, WALSINGHAM HOUSE, 27 Forest View5 sales
• FLAT 2, 30B Forest View5 sales
• FLAT 1, 30B Forest View4 sales
• FLAT 11, WALSINGHAM HOUSE, 27 Forest View4 sales
• FLAT 1, the VISTA, 23 Forest View4 sales
• 23, GROSVENOR HEIGHTS, 20 Forest View4 sales
• 7, GROSVENOR HEIGHTS, 20 Forest View4 sales
• FLAT 2, ASH COURT, 29 Forest View4 sales
• FLAT 12, DONCEL COURT, 28 Forest View4 sales
• FLAT 17, WALSINGHAM HOUSE, 27 Forest View4 sales
• FLAT 4, ASH COURT, 29 Forest View4 sales
• FLAT 14, ASH COURT, 29 Forest View4 sales
• FLAT 15, ASH COURT, 29 Forest View4 sales
• FLAT 8, DONCEL COURT, 28 Forest View4 sales
• FLAT 11, ST. JOSEPHS COURT, 24 Forest View4 sales
• FLAT 13, DONCEL COURT, 28 Forest View3 sales
• FLAT 5, the VISTA, 23 Forest View3 sales
• 19, GROSVENOR HEIGHTS, 20 Forest View3 sales
• FLAT 13, MONTGOMERIE COURT, 22 Forest View3 sales
• FLAT 9, WALSINGHAM HOUSE, 27 Forest View3 sales
• FLAT 11, ST. THERESA COURT, 25 Forest View3 sales

Back to London house prices.

What is the average house price in Forest View, London?

The median price paid in Forest View, London across every sale on the register is £302,500. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.

How many homes have sold in Forest View, London?

372 sales are on record for Forest View, London, the most recent completing on 19 Feb 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.

Have Forest View, London house prices actually risen?

In cash, the median rose +66.7% between 2015 and 2025. In 2026 money — that is, after inflation — the change is +20.8%. Both numbers are true; only the second one tells you whether buying here preserved value.

When were Forest View, London house prices at their highest?

The highest yearly median on record is £607,000, set in 2023. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.

What is the price per square metre in Forest View, London?

£4,091 per square metre, from the 103 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.

How current is this data?

The latest sale shown here completed on 19 Feb 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.

Cite this page: Sold Price History, “Forest View, London house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.