52, WORCESTER CRESCENT, WOODFORD GREEN, IG8 0LS - £1,780,000

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.

52 WORCESTER CRESCENT is a very large extended detached house of 329m², built sometime between 1930 and 1949, which could now be worth an estimated £2,597,617. It was last sold for £1,780,000 in August 2015, which was around 133% above the average August 2015 detached price in the Redbridge local authority area. The most recent EPC inspection was August 2023, where the current energy rating was D, and the potential energy rating was B.

52 WORCESTER CRESCENT Sold Prices

Land registry data shows two sales for 52 WORCESTER CRESCENT 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 52 WORCESTER CRESCENT 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
2015 12 AUG	£1,780,000	£764,108	133% above HPI
2004 9 JUL	£730,000	£464,619	57% above HPI

52 WORCESTER CRESCENT 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 52 WORCESTER CRESCENT sales from July 2004 and August 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 July 2004 sale was for 57% above the HPI. So the extrapolation line tracks at 57% above the HPI over time, until the August 2015 sale, where it rises to 133% above the HPI. The line then continues to track at 133% above the HPI.

What might 52 WORCESTER CRESCENT be worth now?

52 WORCESTER CRESCENT might now be worth an estimated £2,597,617.

This is based on house price inflation of 45.9%, between August 2015 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 45.9% inflationary increase is applied to the most recent sale price for 52 WORCESTER CRESCENT of £1,780,000 on 12th August 2015. For the value to have increased from £1,780,000 to £2,597,617 over the ten years and one month to July 2025, the following assumptions must hold true:

• The value of 52 WORCESTER CRESCENT has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The August 2015 sale price of £1,780,000 represented a fair market value for the property.
• The size, condition, and specification of 52 WORCESTER CRESCENT has not materially changed since August 2015.

How Large is 52 WORCESTER CRESCENT?

52 WORCESTER CRESCENT is 329m², which includes one extension, according to the EPC inspection conducted in August 2023. This puts it in the largest 10% 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 52 WORCESTER CRESCENT lies on this distribution: 97% of detached houses houses are smaller than 52 WORCESTER CRESCENT, and 3% of houses are larger. Note that EPC data is not available for all properties in Woodford.

52 WORCESTER CRESCENT: Plot and Title Map

52 WORCESTER CRESCENT sits on a plot of roughly 0.194 of an acre, or 786m². The below map shows the location of 52 WORCESTER CRESCENT, 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 52 WORCESTER CRESCENT). 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 52 WORCESTER CRESCENT?

52 WORCESTER CRESCENT is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 52 on WORCESTER CRESCENT.