1, WORCESTER CRESCENT, WOODFORD GREEN, IG8 0LX - £1,660,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

1 WORCESTER CRESCENT is a large extended detached house of 179m², built sometime between 1930 and 1949, which could now be worth an estimated £1,748,188. It was last sold for £1,660,000 in November 2021, which was around 60% above the average November 2021 detached price in the Redbridge local authority area. The most recent EPC inspection was June 2021, where the current energy rating was D, and the potential energy rating was B.

1 WORCESTER CRESCENT Sold Prices

Land registry data shows two sales for 1 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 1 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
2021 10 NOV	£1,660,000	£1,036,800	60% above HPI
2004 10 DEC	£496,500	£466,921	6% above HPI

1 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 1 WORCESTER CRESCENT sales from December 2004 and November 2021 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 December 2004 sale was for 6% above the HPI. So the extrapolation line tracks at 6% above the HPI over time, until the November 2021 sale, where it rises to 60% above the HPI. The line then continues to track at 60% above the HPI.

What might 1 WORCESTER CRESCENT be worth now?

1 WORCESTER CRESCENT might now be worth an estimated £1,748,188.

This is based on house price inflation of 5.3%, between November 2021 and December 2024, 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 5.3% inflationary increase is applied to the most recent sale price for 1 WORCESTER CRESCENT of £1,660,000 on 10th November 2021. For the value to have increased from £1,660,000 to £1,748,188 over the two years and eleven months to December 2024, the following assumptions must hold true:

• The value of 1 WORCESTER CRESCENT has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The November 2021 sale price of £1,660,000 represented a fair market value for the property.
• The size, condition, and specification of 1 WORCESTER CRESCENT has not materially changed since November 2021.

How Large is 1 WORCESTER CRESCENT?

1 WORCESTER CRESCENT is 179m², which includes two extensions, according to the EPC inspection conducted in June 2021. 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 1 WORCESTER CRESCENT lies on this distribution: 62% of detached houses houses are smaller than 1 WORCESTER CRESCENT, and 37% of houses are larger. Note that EPC data is not available for all properties in Woodford.

1 WORCESTER CRESCENT: Plot and Title Map

1 WORCESTER CRESCENT sits on a plot of roughly 0.131 of an acre, or 531m². The below map shows the location of 1 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 1 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 1 WORCESTER CRESCENT?

1 WORCESTER CRESCENT is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 1 on WORCESTER CRESCENT.