32, SNAKES LANE WEST, WOODFORD GREEN, IG8 0DF - £900,000

32 SNAKES LANE WEST is a large extended detached house of 205m², built sometime between 1950 and 1966. It was last sold for £900,000 in October 2015, which was around 20% above the average October 2015 detached price in the Redbridge local authority area. The most recent EPC inspection was June 2014, where the current energy rating was D, and the potential energy rating was C.

32 SNAKES LANE WEST Sold Prices

Land registry data shows three sales for 32 SNAKES LANE WEST since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Redbridge local authority area for the corresponding sale date. One of the three 32 SNAKES LANE WEST sales was for above the average price, whilst two were for below 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
2015 12 OCT	£900,000	£750,199	20% above HPI
2011 22 AUG	£500,000	£543,580	8% below HPI
1998 23 OCT	£195,000	£211,752	8% below HPI

32 SNAKES LANE WEST 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 three 32 SNAKES LANE WEST sales between October 1998 and October 2015 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 August 2011 sale was for 8% below the HPI. So the extrapolation line tracks at 8% below the HPI over time, until the October 2015 sale, where it rises to 20% above the HPI. The line then continues to track at 20% above the HPI.

How Large is 32 SNAKES LANE WEST?

32 SNAKES LANE WEST is 205m², which includes two extensions, according to the EPC inspection conducted in June 2014. This puts it in the largest 30% of detached houses in Woodford, based on EPC data. The below chart shows the distribution of detached houses by size in Woodford, and where 32 SNAKES LANE WEST lies on this distribution: 75% of detached houses are smaller than 32 SNAKES LANE WEST, and 25% of houses are larger. Note that EPC data is not available for all properties in Woodford.

32 SNAKES LANE WEST: Plot and Title Map

32 SNAKES LANE WEST sits on a plot of roughly 0.128 of an acre, or 519m². The below map shows the location of 32 SNAKES LANE WEST, 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 32 SNAKES LANE WEST). 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 32 SNAKES LANE WEST?

32 SNAKES LANE WEST is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 32 on SNAKES LANE WEST.