If you’re a 30–40-year-old professional with kids and are dreaming of that perfect balance between countryside living and city commutability, Theydon Bois could just be the answer you’re looking for. Tucked on the border of Essex and London and just inside Epping Forest, Theydon Bois is surrounded by beautiful nature and is a village that offers a family-friendly lifestyle—complete with great schools, safe streets, and easy links to London.
Theydon Bois is not a cheap place to live and has seen some serious property value growth. On average, homes here are valued at £844,606 (2025 figures), reflecting the village’s desirability.
Over the last 10 years, property prices have risen by 39.5%, making it a solid choice for long-term investment and there is no reason why prices will not carry on rising.
Theydon Bois has plenty of Victorian homes, lovely cottages with many overlooking the green and pond, and modern family homes which perfect for young families. Orchard Drive and Coppice Row are streets that are particularly sought after and cater to families searching for larger homes with space for the kids.
Theydon Bois is a great place for professionals working in London as with Theydon Bois station being on the Central Line, you couldn’t ask for better connections. After an easy walk to the station, you can get to Liverpool Street in under 35 minutes and Canary Wharf shortly after. With the Waltham Abbey junction of the M25, and the Harlow and Loughton junctions of the M11 all close by, commuting by car is straightforward and away from work, there are many local towns and attractions just a short drive away.
Whether you’re commuting daily or occasionally, you can swap the hustle and bustle of the city for quiet village life easily and without having to find somewhere to park the car near a station.
For those with kids, Theydon Bois is ideal. The village is small and safe, the schools are well-rated, and there’s plenty of room for outdoor adventures.
Theydon Bois Primary School is highly regarded and has excellent facilities, such as a heated outdoor pool and sports fields. Secondary options nearby in Epping and Loughton also offer strong educational opportunities.
The village green is the heart of Theydon Bois, offering space for kicking a ball around or holding picnics with the ducks on the pond always looking for some attention. There are events held on the green each year with the main event being the annual Donkey Derby and it is split by an amazing avenue of trees.
Along with the green, no article about how good Theydon Bois is for nature lovers would be complete without mentioning Epping Forest which is right on its doorstep. Weather it is walks, bike riding, exploring on horse or just running between the trees until you are tired out and need to sit down for a picnic, the forest is beautiful any time of the year.
Safety is always a priority when moving with children, and Theydon Bois scores well in this category with only 35 reported crimes per 1,000 people annually, it’s notably safer than urban areas nearby. The National Average is just under 90 per 1,000 annually.
Theydon Bois effortlessly mixes historic charm with modern amenities. You’ll find an array of pubs, restaurants, and independent shops right in the village centre on Forest Drive including a pharmacy, Fish & Chip shop, Pizzeria, Barbers, Dry Cleaners and much more with The Bull and the Queen Victoria close by for a drink or bit to eat.
Sports clubs, including Theydon Bois Golf Club which is just inside the forest and the tennis club are just two of the local amenities with Loughton Sports Centre and other gyms close at hand for those that want to keep fit.
There is also the village hall that has events on a regular basis, a playground near the Green and even a drama society putting on regular shows, and Epping, Loughton and Waltham Abbey are all close by with even more night life and activities for all.
Theydon Bois is steeped in history, and has been around since the Saxon era, and the village retains its traditional feel. The iconic avenue of trees, as already mentioned, planted in the 1830s, is a favourite spot for photos and picnics and there are some beautiful houses that have stood the test of time well.
Despite its historical vibe, the village has kept pace with modern needs, making it perfect for families who want charm and convenience.
So why buy a house in Theydon Bois?
Theydon Bois really is the best of both worlds. Here’s why it stands out for families like yours:
- Great for kids: Top-rated schools, green spaces, and a friendly community.
- Easy to commute: Get into London on the Central Line in under 35 minutes.
- Safe and picturesque: Low crime rates and the Green and Epping Forest.
- A great investment: Strong property price growth over the years.
If you’re imagining your family enjoying weekend walks in Epping Forest, meeting friends at the local pub, or simply soaking in the peace after a busy week in London, Theydon Bois might just be calling you home.
As an agent that has lived locally all his live with family in friends dotted over the village, I feel that I am in a good position to help you with a move to Theydon Bois and would love to chat about to find the right property and make your move as stress free as possible.
Feel free to email me on tonycarter@kwuk.com or call 07973 863820 for more information.