81, WEST GROVE, WOODFORD GREEN, IG8 7NP - £247,500

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.

81 WEST GROVE is a very small extended terraced house of 79m², built sometime before 1900, which could now be worth an estimated £562,421. It was last sold for £247,500 in July 2005, which was around 9% above the average July 2005 terraced price in the Redbridge local authority area. The most recent EPC inspection was April 2018, where the current energy rating was E, and the potential energy rating was C.

81 WEST GROVE Sold Prices

Land registry data shows three sales for 81 WEST GROVE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average terraced price in the Redbridge local authority area for the corresponding sale date. One of the three 81 WEST GROVE 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
2005 1 JUL	£247,500	£226,748	9% above HPI
2000 28 JAN	£109,000	£114,967	5% below HPI
1999 27 JAN	£75,000	£95,984	22% below HPI

81 WEST GROVE 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 three 81 WEST GROVE sales between January 1999 and July 2005 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 January 2000 sale was for 5% below the HPI. So the extrapolation line tracks at 5% below the HPI over time, until the July 2005 sale, where it rises to 9% above the HPI. The line then continues to track at 9% above the HPI.

What might 81 WEST GROVE be worth now?

81 WEST GROVE might now be worth an estimated £562,421.

This is based on house price inflation of 127.2%, between July 2005 and June 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 127.2% inflationary increase is applied to the most recent sale price for 81 WEST GROVE of £247,500 on 1st July 2005. For the value to have increased from £247,500 to £562,421 over the twenty years and one month to June 2025, the following assumptions must hold true:

• The value of 81 WEST GROVE has moved in line with the HPI for terraced houses in the Redbridge local authority area.
• The July 2005 sale price of £247,500 represented a fair market value for the property.
• The size, condition, and specification of 81 WEST GROVE has not materially changed since July 2005.

How Large is 81 WEST GROVE?

81 WEST GROVE is 79m², which includes two extensions, according to the EPC inspection conducted in April 2018. 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 81 WEST GROVE lies on this distribution: 4% of terraced houses houses are smaller than 81 WEST GROVE, and 96% of houses are larger. Note that EPC data is not available for all properties in Woodford.

81 WEST GROVE: Plot and Title Map

81 WEST GROVE sits on a plot of roughly 0.030 of an acre, or 123m². The below map shows the location of 81 WEST GROVE, 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 81 WEST GROVE). 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 81 WEST GROVE?

81 WEST GROVE is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 81 on WEST GROVE.