11, CAIRNS AVENUE, WOODFORD GREEN, IG8 8DH - £565,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

11 CAIRNS AVENUE is a very small extended terraced house of 90m², built sometime between 1976 and 1982, which could now be worth an estimated £641,398. It was last sold for £565,000 in February 2021, which was around 19% above the average February 2021 terraced price in the Redbridge local authority area. The most recent EPC inspection was October 2014, where the current energy rating was D, and the potential energy rating was B.

11 CAIRNS AVENUE Sold Prices

Land registry data shows two sales for 11 CAIRNS AVENUE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average terraced price in the Redbridge local authority area for the corresponding sale date. Both of the two 11 CAIRNS AVENUE sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2021 2 FEB	£565,000	£473,449	19% above HPI
2015 2 SEP	£435,000	£369,745	18% above HPI

11 CAIRNS AVENUE Price Paid vs. HPI Average

The below graph shows the average terraced house price in the Redbridge local authority area over time, sourced from the HPI. The two 11 CAIRNS AVENUE sales from September 2015 and February 2021 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the September 2015 sale was for 18% above the HPI. So the extrapolation line tracks at 18% above the HPI over time, until the February 2021 sale, where it rises to 19% above the HPI. The line then continues to track at 19% above the HPI.

What might 11 CAIRNS AVENUE be worth now?

11 CAIRNS AVENUE might now be worth an estimated £641,398.

This is based on house price inflation of 13.5%, between February 2021 and July 2025, for terraced houses, in the Redbridge local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 13.5% inflationary increase is applied to the most recent sale price for 11 CAIRNS AVENUE of £565,000 on 2nd February 2021. For the value to have increased from £565,000 to £641,398 over the three years and seven months to July 2025, the following assumptions must hold true:

• The value of 11 CAIRNS AVENUE has moved in line with the HPI for terraced houses in the Redbridge local authority area.
• The February 2021 sale price of £565,000 represented a fair market value for the property.
• The size, condition, and specification of 11 CAIRNS AVENUE has not materially changed since February 2021.

How Large is 11 CAIRNS AVENUE?

11 CAIRNS AVENUE is 90m², which includes one extension, according to the EPC inspection conducted in October 2014. This puts it in the smallest 10% of terraced houses houses in Woodford, based on EPC data. The below chart shows the distribution of terraced houses houses by size in Woodford, and where 11 CAIRNS AVENUE lies on this distribution: 7% of terraced houses houses are smaller than 11 CAIRNS AVENUE, and 93% of houses are larger. Note that EPC data is not available for all properties in Woodford.

11 CAIRNS AVENUE: Plot and Title Map

11 CAIRNS AVENUE sits on a plot of roughly 0.053 of an acre, or 215m². The below map shows the location of 11 CAIRNS AVENUE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 11 CAIRNS AVENUE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 11 CAIRNS AVENUE?

11 CAIRNS AVENUE is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 11 on CAIRNS AVENUE.