Village Life in Theydon Bois

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Theydon Bois

Village Life in Theydon Bois...

Theydon Bois (pronounced “boys”) has fewer than 2,000 homes, yet it’s residents revel in that village atmosphere and the sense of community that is embedded in the neighbourhood.

Theydon Bois is 15 miles north-east of central London between Epping and Loughton. Still within the boundary of the M25, but only just, it offers easy access to the M11. House buyers here are predominantly high-earning City workers and professional couples who like the idea of living in the country — while still being able to get the Tube to work.

Near the village green you’ll find two and three-bedroom Victorian cottages, while Theydon Bois also boasts modern semis with three or four bedrooms, and large detached houses, some in spacious grounds. However, there is only a limited supply of flats.

Buying and Renting in Theydon Bois

Theydon Bois is popular with central London and City commuters who want rural peace and the outdoor life at the weekend. But the village itself has only a handful of homes to rent and these are mainly flats. Within a three-mile radius there is a greater variety of rental property but supply is restricted, with twice as many homes for sale as there are to rent in Theydon Bois itself.

Properties in the village regularly fetch in excess of £3million thanks to the area’s transport connections, green space and community-minded atmosphere.

That community spirit has allowed villagers to band together to protect many aspects of their idyllic village life. The village is notable for voting against unwanted street lighting, forcing developers to seek planning permission on their own land and maintaining an annual ‘donkey derby’ where for 30 years donkeys have raced across the village green.


Theydon Bois is close to junction 27 of the M25, where the route meets junction 6 on the M11. The village is on the Central line, with Tube trains taking 34 minutes to Liverpool Street and 44 minutes to Oxford Circus. The station is in Zone 6

Best roads

For cottages it’s The Green, and for semis try Woburn Avenue, Woodland Way, Dukes Avenue and Morgan Crescent. The best detached homes are in Blackacre Road, Hill Road, Theydon Park Road, Sidney Road and Coppice Row. Piercing Hill is Millionaires Row, where the grandest houses are found.

Train Tickets

An off-peak single from Zone 1 is only £3.50, Theydon Bois (in Zone 6) is one of the cheapest places to travel into and out of London from despite being one of the most expensive areas to buy property in.

Golf Course
Theydon Bois Green

Green Space

In the depths of Epping Forest away from prying eyes lies one of the district’s best-kept secrets. The City of London’s Deer Sanctuary, in Theydon Bois, which is home to around 140 black fallow deer, Constructed in 1959 when 120 acres of land was fenced off, the sanctuary offers a safe place to graze for the forest’s deer.

Epping Forest and its miles of open-access countryside stretches from Wanstead Flats in the south to Epping in the north, offering walking, riding, mountain biking and fishing, There are two visitor centres close to Theydon Bois. The Epping Forest Visitor Centre is in the village of High Beach, where you’ll also find the Kings Oak hotel, which hosts Theydon Jazz Club.

Despite being 15 miles from The Square Mile, the Epping Forest ancient woodland which surrounds much of the village is managed by The City of London Corporation. The most evident sign of this is the crested signs which are dotted about the village, similar to those found at Hampstead Heath and Ashtead Common. The heart of the village is it’s immaculate green, which is split into two parts by a tree-lined avenue which dates from the 1830s called Loughton Lane.

A few miles west of Epping Forest, the Lee Valley Regional Park offers yet more walking and cycling. The park follows the River Lea from Ware in Hertfordshire to the Thames in London. Lee Valley White Water Centre in Waltham Cross was used during the 2012 London Olympics.


There are two schools in the village itself: The Village Montessori Nursery (co-ed, ages 2-5) a private nursery in the village hall and Theydon Bois Primary, a state school in Orchard Drive. Both the nursery and the school are judged “good” by government education watchdog Ofsted.

Theydon Bois Primary is a community school, which serves Theydon Bois on the north eastern fringe of Greater London. Pupils are aged between 4 and 11.  Within a friendly, open atmosphere there is strong and purposeful leadership with staff and pupils who know what is expected of them. 

There are three state comprehensive schools in nearby Loughton. Davenant ( ages 11-18) in Chester Road on the Theydon Bois side of Loughton, a Christian school with a history dating back to the 17th century, is rated “outstanding”. Debden Park High (ages 11-18) in Willingale Road, and Roding Valley High (ages 11-18) in Alderton Hill are both judged “good”.

There are four popular local private schools: Coopersale Hall (ages 30 months to 11) in Epping; Chigwell (ages 4-18) in Chigwell; Bancroft’s (ages 7-18) in Woodford Green, and Forest School (ages 4-18) in Walthamstow

Coopersale Hall is a privately-owned independent preparatory school in Epping, South-West Essex, for around 280 boys and girls aged 2½ to 11.

Coopersale Hall offer a high standard of education and a fulfilling learning experience in a happy, secure and caring environment. With an emphasis on courtesy, manners and respect, they allow pupils to fulfil their potential by working together for the benefit of each other.

Coopersale Hall School
Theydon Bois Primary School

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