35, CLARENCE GATE, WOODFORD GREEN, IG8 8GN - £1,800,000

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.

35 CLARENCE GATE is a very large detached house of 322m², built sometime between 1996 and 2002, which could now be worth an estimated £1,793,550. It was last sold for £1,800,000 in February 2025, which was around 61% above the average February 2025 detached price in the Redbridge local authority area. The most recent EPC inspection was February 2016, where the current energy rating was C, and the potential energy rating was B.

35 CLARENCE GATE Sold Prices

Land registry data shows two sales for 35 CLARENCE GATE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Redbridge local authority area for the corresponding sale date. Both of the two 35 CLARENCE GATE 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
2025 14 FEB	£1,800,000	£1,119,100	61% above HPI
2001 13 FEB	£622,450	£310,095	101% above HPI

35 CLARENCE GATE 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 two 35 CLARENCE GATE sales from February 2001 and February 2025 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 February 2001 sale was for 101% above the HPI. So the extrapolation line tracks at 101% above the HPI over time, until the February 2025 sale, where it falls to 61% above the HPI. The line then continues to track at 61% above the HPI.

What might 35 CLARENCE GATE be worth now?

35 CLARENCE GATE might now be worth an estimated £1,793,550.

This is based on house price deflation of 0.4%, between February 2025 and July 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 0.4% deflationary decrease is applied to the most recent sale price for 35 CLARENCE GATE of £1,800,000 on 14th February 2025. For the value to have decreased from £1,800,000 to £1,793,550 over the seven months to July 2025, the following assumptions must hold true:

• The value of 35 CLARENCE GATE has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The February 2025 sale price of £1,800,000 represented a fair market value for the property.
• The size, condition, and specification of 35 CLARENCE GATE has not materially changed since February 2025.

How Large is 35 CLARENCE GATE?

35 CLARENCE GATE is 322m² according to the EPC inspection conducted in February 2016. This puts it in the largest 10% of detached houses houses in London, based on EPC data. The below chart shows the distribution of detached houses houses by size in London, and where 35 CLARENCE GATE lies on this distribution: 93% of detached houses houses are smaller than 35 CLARENCE GATE, and 7% of houses are larger. Note that EPC data is not available for all properties in London.

35 CLARENCE GATE: Plot and Title Map

35 CLARENCE GATE sits on a plot of roughly 0.153 of an acre, or 618m². The below map shows the location of 35 CLARENCE GATE, 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 35 CLARENCE GATE). 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 35 CLARENCE GATE?

35 CLARENCE GATE is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 35 on CLARENCE GATE.