Epping Forest House Prices

Explore house prices, property transaction data and housing market activity in Epping Forest. Compare property sales trends, housing market performance and property prices.

Period

Transactions

173

Median Price (£/sqft)

£291

Price Overview

Average Price (£)	339,017
Median Price (£)	270,000
Median Price (£/sqm)	3,136 ⓘ
Median Price (£/sqft)	291
Transactions	173

Market Movements

Monthly Change (%)	1.98%
Annual Change (%)	11.66%
Peak Price (£)	716,305
From Peak (%)	-52.67%
Volatility (£)	216,611

Property Composition

Detached (%)	21.4%
Semi-Detached (%)	28.3%
Terraced (%)	17.3%
Flat (%)	33%

Build & Tenure

New Build (%)	1.2%
Freehold (%)	67.6%

Historical Trends

Price Trend

Transaction Volume

Price Density Trend

Median price per square metre (square foot equivalent shown on hover)

Property Mix

Transactions for May 2007

Date	Address	Type	Price	Floor Area (sqft)	£/sqft
31 May 2007	12 Lambourne Road, Chigwell, Chigwell, IG7 6ET	Semi-Detached	£320,000	1,204	£266
31 May 2007	Flat 19, Milliners Court, The Croft, Loughton, Loughton, IG10 2PP	Flat	£185,000	560	£331
31 May 2007	11, Osprey Court, Osprey Road, Waltham Abbey, Waltham Abbey, EN9 3RZ	Flat	£163,000	581	£280
31 May 2007	3, Green View, The Green, Theydon Bois, Epping, CM16 7JD	Terraced	£365,000	-	-
31 May 2007	95 Staples Road, Loughton, Loughton, IG10 1HR	Detached	£365,000	743	£491
31 May 2007	112 Fairways, Waltham Abbey, Waltham Abbey, EN9 1SX	Flat	£171,000	685	£249
31 May 2007	4 Hemnall Mews, Epping, CM16 4LJ	Flat	£237,500	624	£380
31 May 2007	116 Hainault Road, Chigwell, Chigwell, IG7 5DL	Semi-Detached	£575,000	1,733	£332
31 May 2007	14 Walnut Way, Buckhurst Hill, Buckhurst Hill, IG9 6HX	Semi-Detached	£380,000	-	-
31 May 2007	Bridge Barn, Fiddlers Hamlet, Epping, CM16 7PG	Detached	£975,000	-	-
31 May 2007	67 Felstead Road, Loughton, Loughton, IG10 3BB	Semi-Detached	£285,000	1,173	£243
30 May 2007	14, Marlborough Court, Queens Road, Buckhurst Hill, Buckhurst Hill, IG9 5BN	Flat	£280,500	753	£372
30 May 2007	104 Rous Road, Buckhurst Hill, Buckhurst Hill, IG9 6BT	Detached	£350,000	-	-
30 May 2007	The Victorian Suite 15, Dolphin Court, High Road, Chigwell, Chigwell, IG7 6PH	Flat	£900,000	-	-
30 May 2007	19 Homefield Close, Epping, Epping, CM16 4RB	Detached	£415,000	-	-
30 May 2007	52 Forest Road, Loughton, Loughton, IG10 1EQ	Flat	£280,000	732	£383
30 May 2007	Theydon Lodge, Coppice Row, Theydon Bois, Epping, CM16 7DL	Detached	£1,350,000	3,810	£354
30 May 2007	7 Willinghall Close, Waltham Abbey, Waltham Abbey, EN9 1PW	Terraced	£237,000	-	-
30 May 2007	25 Western Avenue, Epping, Epping, CM16 4JR	Semi-Detached	£320,000	-	-
30 May 2007	29 Eastbrook Road, Waltham Abbey, Waltham Abbey, EN9 3AJ	Terraced	£215,000	883	£244
30 May 2007	29 Harold Crescent, Waltham Abbey, Waltham Abbey, EN9 1QT	Semi-Detached	£125,000	1,173	£107
30 May 2007	1 Forest Edge, Buckhurst Hill, Buckhurst Hill, IG9 5AA	Semi-Detached	£335,000	926	£362
30 May 2007	2, Maple Lodge 40-44, Roding Lane, Buckhurst Hill, Buckhurst Hill, IG9 6GQ	Flat	£270,000	743	£364
30 May 2007	2, Copped Hall Cottages, Epping, Epping, CM16 5HS	Semi-Detached	£450,000	-	-
29 May 2007	36 Wellfields, Loughton, Loughton, IG10 1NY	Semi-Detached	£595,000	2,433	£245
29 May 2007	6 The Drive, Loughton, Loughton, IG10 1HB	Detached	£440,000	1,055	£417
29 May 2007	1 Maxwell Court, Chigwell, Chigwell, IG7 6DZ	Semi-Detached	£390,000	1,078	£362
29 May 2007	26 Marjorams Avenue, Loughton, Loughton, IG10 1PU	Semi-Detached	£500,000	1,345	£372
29 May 2007	27 Conyers Way, Loughton, Loughton, IG10 2AB	Semi-Detached	£210,000	753	£279
28 May 2007	167A, Queens Road, Buckhurst Hill, Buckhurst Hill, IG9 5AZ	Flat	£320,250	926	£346
28 May 2007	25 Greenfields, Loughton, Loughton, IG10 3HF	Semi-Detached	£249,995	-	-
28 May 2007	14 Forest Drive, Theydon Bois, Epping, CM16 7EY	Flat	£145,000	-	-
28 May 2007	30 Maple Springs, Waltham Abbey, Waltham Abbey, EN9 3LL	Semi-Detached	£216,000	1,044	£207
24 May 2007	27 The Lindens, Loughton, Loughton, IG10 3HS	Detached	£500,000	-	-
24 May 2007	Forge Cottage, Epping Green, Epping, CM16 6PU	Detached	£435,000	-	-
24 May 2007	42 Oakwood Hill, Loughton, Loughton, IG10 3EW	Semi-Detached	£380,000	1,163	£327
24 May 2007	1B, Retreat Way, Chigwell, IG7 6EL	Detached	£695,000	1,259	£552
24 May 2007	Flat 30, Cassis Court, Chigwell Lane, Loughton, Loughton, IG10 3UA	Flat	£195,000	710	£274
24 May 2007	10 School House Gardens, Loughton, Loughton, IG10 3PD	Flat	£197,000	-	-
24 May 2007	3 The Granaries, Waltham Abbey, Waltham Abbey, EN9 3AQ	Detached	£467,500	-	-
24 May 2007	97 Boleyn Court, Buckhurst Hill, Buckhurst Hill, IG9 5UF	Flat	£249,995	797	£314
24 May 2007	43 Loughton Way, Buckhurst Hill, Buckhurst Hill, IG9 6AS	Semi-Detached	£434,000	1,207	£359
24 May 2007	13 Cascade Close, Buckhurst Hill, Buckhurst Hill, IG9 6DY	Detached	£280,000	1,292	£217
24 May 2007	12 Bower Hill, Epping, Epping, CM16 7AD	Semi-Detached	£447,500	1,342	£333
24 May 2007	13 Park Side, Epping, CM16 6SS	Terraced	£276,000	657	£420
24 May 2007	3, Redgrove House, Stonards Hill, Epping, Epping, CM16 4QQ	Flat	£222,500	710	£313
24 May 2007	46 Bracken Drive, Chigwell, Chigwell, IG7 5RF	Detached	£775,000	2,400	£323
24 May 2007	40 Swans Hope, Loughton, Loughton, IG10 2NA	Flat	£145,000	431	£337
24 May 2007	79 Forest Road, Loughton, Loughton, IG10 1EE	Semi-Detached	£280,000	-	-
24 May 2007	60 Badburgham Court, Waltham Abbey, Waltham Abbey, EN9 3EB	Flat	£125,000	538	£232
24 May 2007	32 Hanson Drive, Loughton, Loughton, IG10 2EB	Semi-Detached	£220,500	646	£341
24 May 2007	35 Lechmere Avenue, Chigwell, Chigwell, IG7 5HA	Detached	£525,000	1,485	£353
24 May 2007	139 Theydon Grove, Epping, Epping, CM16 4QB	Terraced	£479,950	1,647	£291
24 May 2007	94 St Johns Road, Epping, Epping, CM16 5DP	Semi-Detached	£240,000	1,119	£214
24 May 2007	46 Shrublands Close, Chigwell, Chigwell, IG7 5EA	Semi-Detached	£225,000	689	£327
24 May 2007	70 Roundmead Avenue, Loughton, Loughton, IG10 1PZ	Detached	£555,000	-	-
24 May 2007	39 Homefield, Waltham Abbey, Waltham Abbey, EN9 3LP	Semi-Detached	£231,500	1,081	£214
24 May 2007	24 Whitehills Road, Loughton, Loughton, IG10 1TS	Terraced	£245,000	797	£308
24 May 2007	16 Bradwell Road, Buckhurst Hill, Buckhurst Hill, IG9 6BY	Semi-Detached	£300,000	-	-
24 May 2007	40 Roundmead Avenue, Loughton, Loughton, IG10 1QB	Semi-Detached	£420,000	990	£424
24 May 2007	4 Rochford Avenue, Waltham Abbey, Waltham Abbey, EN9 1SD	Semi-Detached	£228,000	969	£235
23 May 2007	Flat 16, Spriggs Court, Palmers Hill, Epping, Epping, CM16 6SD	Flat	£210,000	710	£296
23 May 2007	15 Drayton Avenue, Loughton, IG10 3DF	Semi-Detached	£300,000	1,031	£291
23 May 2007	7, Spanbrook, High Road, Chigwell, Chigwell, IG7 6AR	Flat	£285,000	1,023	£279
23 May 2007	8 Berthold Mews, Waltham Abbey, Waltham Abbey, EN9 1JS	Detached	£448,500	-	-
23 May 2007	5 Trinity Terrace, Buckhurst Hill, Buckhurst Hill, IG9 5UB	Terraced	£163,270	-	-
23 May 2007	1 Upshire Mews, Waltham Abbey, Waltham Abbey, EN9 3PU	Terraced	£250,000	-	-
23 May 2007	35 Burney Drive, Loughton, Loughton, IG10 2DX	Detached	£208,000	-	-
22 May 2007	8 Fairmeads, Loughton, Loughton, IG10 2NE	Semi-Detached	£255,000	-	-
22 May 2007	18 Hereward Green, Loughton, Loughton, IG10 2HE	Flat	£180,000	-	-
22 May 2007	Flat 7, Catalin Court, Howard Close, Waltham Abbey, Waltham Abbey, EN9 1XG	Flat	£153,000	517	£296
22 May 2007	2 Poplar Shaw, Waltham Abbey, Waltham Abbey, EN9 3NJ	Semi-Detached	£249,000	1,023	£244
22 May 2007	16 Woburn Avenue, Theydon Bois, Epping, CM16 7JS	Semi-Detached	£364,000	1,119	£325
21 May 2007	104 Darby Drive, Waltham Abbey, Waltham Abbey, EN9 1EX	Flat	£305,000	-	-
20 May 2007	41 Lower Park Road, Loughton, Loughton, IG10 4NB	Semi-Detached	£560,000	-	-
20 May 2007	13 Piercing Hill, Theydon Bois, Epping, CM16 7JW	Semi-Detached	£575,000	-	-
20 May 2007	19, Cobdens, Limes Avenue, Chigwell, Chigwell, IG7 5NT	Flat	£122,500	549	£223
20 May 2007	25 Lambourne Crescent, Chigwell, Chigwell, IG7 6EY	Semi-Detached	£272,000	753	£361
17 May 2007	139 Howard Close, Waltham Abbey, Waltham Abbey, EN9 1XD	Flat	£137,000	592	£231
17 May 2007	12 Deer Park Way, Waltham Abbey, Waltham Abbey, EN9 3YL	Detached	£430,000	-	-
17 May 2007	103 Highwood Lane, Loughton, Loughton, IG10 3LX	Flat	£144,995	797	£182
17 May 2007	9 Tower Road, Epping, Epping, CM16 5EL	Detached	£455,000	1,071	£425
17 May 2007	45 Gladstone Road, Buckhurst Hill, Buckhurst Hill, IG9 5SW	Terraced	£287,000	544	£528
17 May 2007	19 Rochford Avenue, Waltham Abbey, Waltham Abbey, EN9 1SE	Detached	£265,000	1,033	£256
17 May 2007	Wedgewood, Sidney Road, Theydon Bois, Epping, CM16 7DT	Detached	£625,000	3,660	£171
17 May 2007	5 Linkside, Chigwell, Chigwell, IG7 5DN	Detached	£600,000	-	-
17 May 2007	79 Hillyfields, Loughton, Loughton, IG10 2PR	Flat	£169,950	807	£211
17 May 2007	40 Hatfields, Loughton, Loughton, IG10 1TJ	Semi-Detached	£246,995	872	£283
17 May 2007	181 Colebrook Lane, Loughton, Loughton, IG10 2HG	Flat	£145,000	388	£374
17 May 2007	53 Mount Pleasant Road, Chigwell, Chigwell, IG7 5EP	Semi-Detached	£545,000	2,142	£254
17 May 2007	Flat 7, Tennyson House, Addison Court, Epping, Epping, CM16 4FF	Flat	£215,000	549	£392
17 May 2007	41 Hereward Green, Loughton, Loughton, IG10 2HE	Flat	£120,000	409	£293
16 May 2007	Flat 20, Farthingale Court, Peregrin Road, Waltham Abbey, Waltham Abbey, EN9 3PF	Flat	£134,995	355	£380
16 May 2007	15 Carroll Hill, Loughton, Loughton, IG10 1NL	Detached	£1,075,000	4,930	£218
16 May 2007	21 Allmains Close, Nazeing, Waltham Abbey, EN9 2LX	Semi-Detached	£250,000	-	-
16 May 2007	10 Barncroft Road, Loughton, Loughton, IG10 3EY	Flat	£210,000	-	-
16 May 2007	149 River Way, Loughton, Loughton, IG10 3LN	Flat	£210,000	-	-
16 May 2007	7 Rue De St Lawrence, Waltham Abbey, Waltham Abbey, EN9 1PF	Terraced	£200,000	-	-
16 May 2007	4 Deer Park Way, Waltham Abbey, EN9 3YL	Semi-Detached	£235,000	667	£352
16 May 2007	2, Acacia Court, Lamplighters Close, Waltham Abbey, Waltham Abbey, EN9 3AF	Flat	£162,000	538	£301
16 May 2007	240 The Broadway, Loughton, Loughton, IG10 3TF	Semi-Detached	£379,995	1,615	£235
15 May 2007	71 Nevill Way, Loughton, Loughton, IG10 3BG	Terraced	£249,995	-	-
15 May 2007	23 Osprey Road, Waltham Abbey, Waltham Abbey, EN9 3RY	Terraced	£247,500	872	£284
15 May 2007	14 Goldingham Avenue, Loughton, Loughton, IG10 2JF	Flat	£150,000	517	£290
15 May 2007	29 Meadow Way, Chigwell, Chigwell, IG7 6LR	Detached	£1,000,000	2,110	£474
15 May 2007	2A, Brook Rise, Chigwell, Chigwell, IG7 6AP	Detached	£530,000	1,437	£369
15 May 2007	10 Hanson Close, Loughton, Loughton, IG10 2EE	Terraced	£210,000	721	£291
14 May 2007	4 Goldings Road, Loughton, Loughton, IG10 2QN	Terraced	£277,500	915	£303
14 May 2007	2 Langfords, Buckhurst Hill, Buckhurst Hill, IG9 5LS	Detached	£440,000	-	-
14 May 2007	15 Harwater Drive, Loughton, Loughton, IG10 1LP	Semi-Detached	£455,000	-	-
14 May 2007	7 Stradbroke Drive, Chigwell, Chigwell, IG7 5QU	Detached	£1,150,000	9,472	£121
14 May 2007	236 Limes Avenue, Chigwell, Chigwell, IG7 5LZ	Terraced	£195,000	958	£204
13 May 2007	75 Forest Road, Loughton, IG10 1EE	Semi-Detached	£530,000	1,601	£331
13 May 2007	2 Barnmead, Theydon Bois, Epping, CM16 7ET	Detached	£420,000	-	-
13 May 2007	3A, Homecroft Gardens, Loughton, Loughton, IG10 3RB	Semi-Detached	£275,995	-	-
13 May 2007	34 Courtland Drive, Chigwell, Chigwell, IG7 6PW	Detached	£1,100,000	-	-
13 May 2007	17 Shrublands Close, Chigwell, Chigwell, IG7 5DZ	Flat	£190,000	646	£294
10 May 2007	29 Margherita Place, Waltham Abbey, Waltham Abbey, EN9 3TT	Terraced	£224,000	678	£330
10 May 2007	40 Wheelers, Epping, Epping, CM16 5AL	Terraced	£250,000	-	-
10 May 2007	Flat 8, Alexander Court, Crows Road, Epping, Epping, CM16 5DA	Flat	£249,999	743	£337
10 May 2007	126 Upshire Road, Waltham Abbey, Waltham Abbey, EN9 3PA	Semi-Detached	£275,000	1,345	£204
10 May 2007	7 Farm Hill Road, Waltham Abbey, Waltham Abbey, EN9 1NE	Semi-Detached	£285,000	1,270	£224
10 May 2007	20 Mott Street, Loughton, Loughton, IG10 4AP	Terraced	£425,000	-	-
10 May 2007	53 Highwood Lane, Loughton, Loughton, IG10 3LU	Terraced	£185,000	829	£223
10 May 2007	6 Hanover Court, Quaker Lane, Waltham Abbey, EN9 1HR	Flat	£95,000	431	£221
10 May 2007	14, Lea Valley House, Stoney Bridge Drive, Waltham Abbey, Waltham Abbey, EN9 3LY	Flat	£205,000	743	£276
10 May 2007	401 Copperfield, Chigwell, Chigwell, IG7 5NR	Terraced	£45,000	969	£46
10 May 2007	82 The Bowls, Chigwell, Chigwell, IG7 6ND	Flat	£325,500	1,383	£235
10 May 2007	12 Wroths Path, Loughton, Loughton, IG10 1SH	Semi-Detached	£315,000	958	£329
10 May 2007	11 Rue De St Lawrence, Waltham Abbey, Waltham Abbey, EN9 1PF	Semi-Detached	£230,000	904	£254
10 May 2007	3 Buttercross Lane, Epping, CM16 5AA	Detached	£650,000	-	-
10 May 2007	12 Lea View, Waltham Abbey, Waltham Abbey, EN9 1BJ	Flat	£178,000	775	£230
10 May 2007	15 Amesbury, Waltham Abbey, Waltham Abbey, EN9 3LH	Terraced	£199,995	721	£277
10 May 2007	31, Osprey Court, Osprey Road, Waltham Abbey, Waltham Abbey, EN9 3RZ	Flat	£164,995	527	£313
10 May 2007	75 Roundhills, Waltham Abbey, Waltham Abbey, EN9 1TD	Terraced	£215,000	-	-
09 May 2007	4 Harewood Hill, Theydon Bois, Epping, CM16 7EA	Detached	£440,000	-	-
09 May 2007	14 Oak Lodge Avenue, Chigwell, Chigwell, IG7 5HZ	Semi-Detached	£550,000	-	-
09 May 2007	12 Allnutts Road, Epping, Epping, CM16 7BD	Semi-Detached	£322,500	-	-
09 May 2007	43 Chequers Road, Loughton, Loughton, IG10 3QE	Flat	£155,000	527	£294
09 May 2007	98 Maple Gate, Loughton, Loughton, IG10 1PR	Flat	£140,000	398	£352
08 May 2007	35 Cobbins Bank, Waltham Abbey, Waltham Abbey, EN9 1NY	Flat	£87,500	380	£230
08 May 2007	20 Fernbank, Buckhurst Hill, Buckhurst Hill, IG9 5RN	Flat	£207,000	614	£337
08 May 2007	43 Tycehurst Hill, Loughton, Loughton, IG10 1BZ	Detached	£720,000	-	-
08 May 2007	23 Highwood Lane, Loughton, Loughton, IG10 3LS	Flat	£147,500	797	£185
08 May 2007	7 Fairfield Road, Epping, Epping, CM16 6SU	Terraced	£315,000	1,087	£290
07 May 2007	142 Burney Drive, Loughton, Loughton, IG10 2DY	Flat	£155,000	484	£320
07 May 2007	14, The Heights, Forest Drive, Theydon Bois, Epping, CM16 7EF	Flat	£330,000	807	£409
07 May 2007	18 Elizabeth Drive, Theydon Bois, Epping, CM16 7HJ	Semi-Detached	£470,000	1,873	£251
07 May 2007	5 Brook Way, Chigwell, Chigwell, IG7 6AA	Detached	£720,000	3,369	£214
07 May 2007	31 Hornbeam Road, Buckhurst Hill, Buckhurst Hill, IG9 6JT	Flat	£185,621	721	£257
07 May 2007	195B, The Broadway, Loughton, Loughton, IG10 3TE	Terraced	£125,000	-	-
07 May 2007	74 Alderton Hill, Loughton, Loughton, IG10 3JB	Detached	£880,000	-	-
07 May 2007	27A, The Broadway, Loughton, Loughton, IG10 3SX	Flat	£167,500	861	£195
03 May 2007	9 Glebelands, Chigwell, Chigwell, IG7 4QG	Semi-Detached	£350,000	1,302	£269
03 May 2007	5, Glenmead, Palmerston Road, Buckhurst Hill, Buckhurst Hill, IG9 5NL	Flat	£240,000	840	£286
03 May 2007	40 Severns Field, Epping, Epping, CM16 5AP	Semi-Detached	£342,500	-	-
03 May 2007	5 Russell Road, Buckhurst Hill, Buckhurst Hill, IG9 5QJ	Detached	£565,000	-	-
03 May 2007	97 Barrington Road, Loughton, Loughton, IG10 2AX	Terraced	£223,000	840	£266
03 May 2007	14 The Meadway, Buckhurst Hill, Buckhurst Hill, IG9 5PG	Semi-Detached	£625,000	1,528	£409
03 May 2007	83A, Queens Road, Buckhurst Hill, Buckhurst Hill, IG9 5BW	Detached	£670,000	-	-
03 May 2007	Flat 42, Cassis Court, Chigwell Lane, Loughton, Loughton, IG10 3UA	Flat	£185,000	614	£302
03 May 2007	71 Coolgardie Avenue, Chigwell, Chigwell, IG7 5AX	Semi-Detached	£392,500	1,636	£240
03 May 2007	Flat 15, Milliners Court, The Croft, Loughton, Loughton, IG10 2PP	Flat	£165,000	506	£326
03 May 2007	108 Limes Avenue, Chigwell, Chigwell, IG7 5LX	Terraced	£187,950	807	£233
03 May 2007	65 River Way, Loughton, Loughton, IG10 3LJ	Flat	£169,950	554	£307
03 May 2007	56 Barncroft Close, Loughton, Loughton, IG10 3EU	Flat	£210,000	538	£390
03 May 2007	27 Highwood Lane, Loughton, Loughton, IG10 3LS	Flat	£156,000	797	£196
03 May 2007	15 Eastbrook Road, Waltham Abbey, Waltham Abbey, EN9 3AJ	Terraced	£175,000	1,150	£152
03 May 2007	9, Grove Cottages, Grove Lane, Chigwell, Chigwell, IG7 6JE	Terraced	£290,000	-	-
03 May 2007	6 Starling Close, Buckhurst Hill, Buckhurst Hill, IG9 5TN	Semi-Detached	£570,000	2,099	£272
02 May 2007	54 Osprey Road, Waltham Abbey, Waltham Abbey, EN9 3TY	Flat	£168,000	628	£268
02 May 2007	90 Swans Hope, Loughton, Loughton, IG10 2NB	Terraced	£206,000	818	£252
02 May 2007	16 Bower Hill, Epping, Epping, CM16 7AD	Detached	£420,000	1,485	£283
02 May 2007	6 Bryony Close, Loughton, Loughton, IG10 3PG	Flat	£195,000	560	£348
01 May 2007	32 Lindsey Street, Epping, Epping, CM16 6RD	Detached	£380,000	1,382	£275
01 May 2007	78 Grange Crescent, Chigwell, Chigwell, IG7 5JF	Detached	£499,999	1,367	£366
01 May 2007	84 Grange Crescent, Chigwell, Chigwell, IG7 5JF	Semi-Detached	£545,000	-	-
01 May 2007	1 Connaught Avenue, Loughton, Loughton, IG10 4DR	Terraced	£775,000	-	-
01 May 2007	6, King Henrys Court, Deer Park Way, Waltham Abbey, Waltham Abbey, EN9 3XQ	Flat	£158,000	543	£291

Available Historical Periods

2026

2025

2024

2023

2022

2021

2020

2019

2018

2017

2016

2015

2014

2013

2012

2011

2010

2009

2008

2007

2006

2005

2004

2003

2002

2001

2000

1999

1998

1997

1996

1995