16, WOODLAND WAY, WOODFORD GREEN, IG8 0QG - £775,000

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.

16 WOODLAND WAY is a large extended detached house of 175m², built sometime between 1930 and 1949, which could now be worth an estimated £1,686,987. It was last sold for £775,000 in September 2009, which was around 53% above the average September 2009 detached price in the Redbridge local authority area. The most recent EPC inspection was July 2009, where the current energy rating was E, and the potential energy rating was D.

16 WOODLAND WAY Sold Prices

Land registry data shows four sales for 16 WOODLAND WAY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Redbridge local authority area for the corresponding sale date. All of the four 16 WOODLAND WAY 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
2009 23 SEP	£775,000	£506,772	53% above HPI
2005 23 SEP	£665,000	£473,853	40% above HPI
2000 4 AUG	£495,000	£296,772	67% above HPI
1995 20 JUN	£215,000	£161,974	33% above HPI

16 WOODLAND WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Redbridge local authority area over time, sourced from the HPI. The four 16 WOODLAND WAY sales between June 1995 and September 2009 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 2005 sale was for 40% above the HPI. So the extrapolation line tracks at 40% above the HPI over time, until the September 2009 sale, where it rises to 53% above the HPI. The line then continues to track at 53% above the HPI.

What might 16 WOODLAND WAY be worth now?

16 WOODLAND WAY might now be worth an estimated £1,686,987.

This is based on house price inflation of 117.7%, between September 2009 and February 2025, for detached 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 117.7% inflationary increase is applied to the most recent sale price for 16 WOODLAND WAY of £775,000 on 23rd September 2009. For the value to have increased from £775,000 to £1,686,987 over the sixteen years and seven months to February 2025, the following assumptions must hold true:

• The value of 16 WOODLAND WAY has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The September 2009 sale price of £775,000 represented a fair market value for the property.
• The size, condition, and specification of 16 WOODLAND WAY has not materially changed since September 2009.

How Large is 16 WOODLAND WAY?

16 WOODLAND WAY is 175m², which includes one extension, according to the EPC inspection conducted in July 2009. This puts it in the largest 40% of detached houses houses in Woodford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Woodford, and where 16 WOODLAND WAY lies on this distribution: 60% of detached houses houses are smaller than 16 WOODLAND WAY, and 40% of houses are larger. Note that EPC data is not available for all properties in Woodford.

16 WOODLAND WAY: Plot and Title Map

16 WOODLAND WAY sits on a plot of roughly 0.127 of an acre, or 512m². The below map shows the location of 16 WOODLAND WAY, 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 16 WOODLAND WAY). 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 16 WOODLAND WAY?

16 WOODLAND WAY is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 16 on WOODLAND WAY.