12, WORCESTER CRESCENT, WOODFORD GREEN, IG8 0LU - £1,605,000

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

12 WORCESTER CRESCENT is a very large detached house of 302m², built sometime between 1930 and 1949, which could now be worth an estimated £1,858,822. It was last sold for £1,605,000 in December 2018, which was around 70% above the average December 2018 detached price in the Redbridge local authority area. The most recent EPC inspection was February 2018, where the current energy rating was C, and the potential energy rating was B.

12 WORCESTER CRESCENT Sold Prices

Land registry data shows three sales for 12 WORCESTER CRESCENT 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. All of the three 12 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
2018 10 DEC	£1,605,000	£942,784	70% above HPI
2011 30 AUG	£1,310,000	£576,349	127% above HPI
2001 26 OCT	£635,000	£350,288	81% above HPI

12 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 three 12 WORCESTER CRESCENT sales between October 2001 and December 2018 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 127% above the HPI. So the extrapolation line tracks at 127% above the HPI over time, until the December 2018 sale, where it falls to 70% above the HPI. The line then continues to track at 70% above the HPI.

What might 12 WORCESTER CRESCENT be worth now?

12 WORCESTER CRESCENT might now be worth an estimated £1,858,822.

This is based on house price inflation of 15.8%, between December 2018 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 15.8% inflationary increase is applied to the most recent sale price for 12 WORCESTER CRESCENT of £1,605,000 on 10th December 2018. For the value to have increased from £1,605,000 to £1,858,822 over the six years to December 2024, the following assumptions must hold true:

• The value of 12 WORCESTER CRESCENT has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The December 2018 sale price of £1,605,000 represented a fair market value for the property.
• The size, condition, and specification of 12 WORCESTER CRESCENT has not materially changed since December 2018.

How Large is 12 WORCESTER CRESCENT?

12 WORCESTER CRESCENT is 302m² according to the EPC inspection conducted in February 2018. 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 12 WORCESTER CRESCENT lies on this distribution: 95% of detached houses houses are smaller than 12 WORCESTER CRESCENT, and 5% of houses are larger. Note that EPC data is not available for all properties in Woodford.

12 WORCESTER CRESCENT: Plot and Title Map

12 WORCESTER CRESCENT sits on a plot of roughly 0.221 of an acre, or 896m². The below map shows the location of 12 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 12 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 12 WORCESTER CRESCENT?

12 WORCESTER CRESCENT is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 12 on WORCESTER CRESCENT.