Bushfields, Loughton house prices are built from 83 sales lodged with HM Land Registry, the oldest in 2004 and the most recent on 25 Nov 2025. The median price paid across the whole record is £250,000. Across the 10 years from 2015 to 2025 the median moved +94.9% in cash — but once inflation is taken out, the change in 2026 money is +41.2%.
Median price paid
£250,000
Change in cash, 2015–2025
+94.9%
Change in real terms
+41.2%
Median per m²
£3,807
HM Land Registry83 sales20 with floor areaLatest sale 25 Nov 2025
Section 01
How Bushfields, Loughton prices moved
The chart tracks the median Bushfields, Loughton house price for every year with a recorded sale, from 2004 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.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 2000s | 3 | £198,750 | £362,064 |
| 2010s | 1 | £322,000 | £454,020 |
| 2020s | 1 | £627,500 | £641,141 |
The highest yearly median on record for Bushfields, Loughton is £627,500 in 2025; the lowest is £135,000 in 2005. Across the full 22-year record the cash median has moved from £198,750 to £627,500.
In 2026 money that first median is worth £368,734, so the real change over the whole record is +73.9% — about +2.67% 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: +94.9% in cash against +41.2% 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.
Section 02
The most recent sales
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.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 12 | 25 Nov 2025 | Terraced | £705,250 | £720,582 |
| 48 | 7 Nov 2025 | Semi-detached | £635,000 | £648,804 |
| 52 | 25 Jul 2025 | Semi-detached | £625,000 | £638,587 |
| 51 | 16 Jun 2025 | Flat or maisonette | £295,000 | £301,413 |
| 46 | 28 Mar 2025 | Semi-detached | £555,000 | £567,065 |
| 8 | 24 Feb 2025 | Terraced | £630,000 | £643,696 |
| 11 | 25 Oct 2024 | Terraced | £480,000 | £505,075 |
| 42 | 6 Jan 2023 | Terraced | £695,000 | £750,920 |
| 26 | 28 Oct 2022 | Semi-detached | £565,000 | £654,601 |
| 85 | 21 Oct 2022 | Semi-detached | £585,000 | £677,773 |
| 61 | 23 Sep 2022 | Flat or maisonette | £300,000 | £347,576 |
| 39 | 30 Jun 2022 | Terraced | £450,000 | £521,364 |
| 57 | 1 Sep 2021 | Flat or maisonette | £225,000 | £284,274 |
| 50 | 23 Jun 2021 | Semi-detached | £540,000 | £682,258 |
| 27 | 4 Jun 2021 | Terraced | £410,000 | £518,011 |
| 24 | 12 Apr 2021 | Semi-detached | £587,500 | £742,272 |
| 51 | 29 Nov 2019 | Flat or maisonette | £260,000 | £340,074 |
| 11 | 23 Aug 2019 | Terraced | £410,000 | £536,271 |
| 3 | 24 Jun 2019 | Terraced | £365,000 | £477,412 |
| 33 | 14 Jan 2019 | Semi-detached | £470,000 | £614,750 |
| 61 | 27 Jul 2018 | Flat or maisonette | £276,000 | £367,826 |
| 5 | 12 Jul 2018 | Detached | £378,000 | £503,762 |
| 40 | 22 Jun 2018 | Terraced | £420,000 | £559,735 |
| 91 | 9 Nov 2017 | Terraced | £360,000 | £489,961 |
| 39 | 18 Sep 2017 | Terraced | £385,000 | £523,986 |
Section 03
Homes that sold twice
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 Bushfields, Loughton values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 12 Bushfields | £84,000 (1995) | £705,250 (2025) | +7.4% | +4.6% |
| 48 Bushfields | £280,000 (2012) | £635,000 (2025) | +6.5% | +3.4% |
| 51 Bushfields | £38,000 (1995) | £295,000 (2025) | +7.1% | +4.3% |
| 46 Bushfields | £218,000 (2013) | £555,000 (2025) | +8.1% | +4.9% |
| 11 Bushfields | £117,000 (2001) | £480,000 (2024) | +6.3% | +3.5% |
| 42 Bushfields | £200,000 (2004) | £695,000 (2023) | +6.8% | +3.8% |
| 26 Bushfields | £152,000 (2000) | £565,000 (2022) | +6.1% | +3.5% |
| 85 Bushfields | £295,000 (2014) | £585,000 (2022) | +8.9% | +6.1% |
| 61 Bushfields | £125,000 (2007) | £300,000 (2022) | +6.0% | +3.2% |
| 39 Bushfields | £322,000 (2015) | £450,000 (2022) | +4.9% | +2.0% |
| 50 Bushfields | £268,000 (2005) | £540,000 (2021) | +4.5% | +2.1% |
| 27 Bushfields | £296,195 (2015) | £410,000 (2021) | +5.6% | +3.7% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Bushfields, Loughton is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Terraced | 34 | 41.0% | £230,000 | £76,000 – £705,250 |
| Semi-detached | 31 | 37.3% | £268,000 | £37,500 – £635,000 |
| Flat or maisonette | 14 | 16.9% | £155,000 | £38,000 – £300,000 |
| Detached | 4 | 4.8% | £250,000 | £195,000 – £378,000 |
Section 06
Ownership and new build in Bushfields, Loughton
15 of the sales on record are leasehold and 68 freehold — 18.1% 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 £155,000 and the median freehold sale £262,250 — a gap of +69.2%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 15 | 18.1% | £155,000 |
| Freehold | 68 | 81.9% | £262,250 |
A further 4 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.
Section 07
Living in Bushfields, Loughton
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.
| Energy band | Certificates | Share |
|---|---|---|
| A | 144 | 0.3% |
| B | 5,426 | 9.5% |
| C | 18,326 | 32.1% |
| D | 21,874 | 38.3% |
| E | 8,666 | 15.2% |
| F | 2,110 | 3.7% |
| G | 514 | 0.9% |
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 £250,000 here, that rent is a gross yield of 8.85% 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 IG10, 223 crimes were recorded in Jun 2026: 84 violent, 6 burglary, 14 vehicle-related and 30 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 1.3 times busier.
Against the 134,980 residents the 2021 census counted in Epping Forest, that is 1.65 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.
Section 08
The neighbourhood around Bushfields, Loughton
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.
11 state and independent schools have a IG10 postcode: 8 primary, 3 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Roding Valley High School | Secondary | Academy converter | 1,473 |
| Davenant Foundation School | Secondary | Academy converter | 1,199 |
| Debden Park High School | Secondary | Academy converter | 1,046 |
| Staples Road Primary School | Primary | Academy converter | 626 |
| Thomas Willingale Primary School and Nursery | Primary | Foundation school | 486 |
| Hereward Primary School | Primary | Academy converter | 445 |
| White Bridge Primary School | Primary | Academy converter | 434 |
| St John Fisher Catholic Primary School | Primary | Academy converter | 268 |
| The Alderton Junior School | Primary | Academy sponsor led | 225 |
| The Alderton Infant School and Nursery | Primary | Academy converter | 207 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Loughton Underground Station | Metro or underground | 1.1 km |
| Loughton Underground Station | Metro or underground | 1.1 km |
| Loughton Underground Station | Metro or underground | 1.1 km |
| Debden Underground Station | Metro or underground | 1.3 km |
Section 09
How Bushfields, Loughton compares
The median across the whole archive is £157,500. Bushfields, Loughton sits above that national figure — +58.7%.
Within Loughton the street ranks 174 of 321 by median price, and its median is above the town figure of £250,000 (0.0%).
Where an EPC floor area could be matched to the sale, the median works out at £3,807 per square metre, across 20 of the 83 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 £37,500 to £705,250. 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.
Bushfields, Loughton sits in Epping Forest, in the East of England.
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.
Section 10
Nearby on the record
Streets nearby
- High Road£185,000 median
- Smarts Lane£260,000 median
- Forest Road£279,998 median
- Valley Hill£250,000 median
- Willingale Road£197,500 median
- Englands Lane£250,000 median
- Maple Gate£138,500 median
- Hereward Green£108,000 median
- Swans Hope£120,000 median
- Algers Road£216,000 median
- Colebrook Lane£181,000 median
- Goldings Road£226,250 median
- River Way£213,000 median
- Southern Drive£247,998 median
- Hillyfields£171,250 median
- Grosvenor Drive£240,000 median
Addresses with more than one recorded sale
- 42 Bushfields5 sales
- 61 Bushfields5 sales
- 51 Bushfields4 sales
- 12 Bushfields3 sales
- 11 Bushfields3 sales
- 26 Bushfields3 sales
- 39 Bushfields3 sales
- 5 Bushfields3 sales
- 83 Bushfields3 sales
- 9 Bushfields3 sales
- 41 Bushfields3 sales
- 48 Bushfields2 sales
- 46 Bushfields2 sales
- 85 Bushfields2 sales
- 50 Bushfields2 sales
- 27 Bushfields2 sales
- 24 Bushfields2 sales
- 33 Bushfields2 sales
- 2 Bushfields2 sales
- 29 Bushfields2 sales
- 65 Bushfields2 sales
- 10 Bushfields2 sales
- 62 Bushfields2 sales
Back to Loughton house prices.
Quick answers
Common questions about this data
What is the average house price in Bushfields, Loughton?
The median price paid in Bushfields, Loughton across every sale on the register is £250,000. 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 Bushfields, Loughton?
83 sales are on record for Bushfields, Loughton, the most recent completing on 25 Nov 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Bushfields, Loughton house prices actually risen?
In cash, the median rose +94.9% between 2015 and 2025. In 2026 money — that is, after inflation — the change is +41.2%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Bushfields, Loughton house prices at their highest?
The highest yearly median on record is £627,500, set in 2025. 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 Bushfields, Loughton?
£3,807 per square metre, from the 20 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 25 Nov 2025. 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, “Bushfields, Loughton 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.