12C, SNAKES LANE WEST, WOODFORD GREEN, IG8 0BS - £525,000

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.

12C SNAKES LANE WEST is a very small semi-detached house of 107m², built sometime between 1930 and 1949, which could now be worth an estimated £534,998. It was last sold for £525,000 in September 2024, which was around 22% below the average September 2024 semi-detached price in the Redbridge local authority area. The most recent EPC inspection was August 2022, where the current energy rating was D, and the potential energy rating was C.

12C SNAKES LANE WEST Sold Prices

Land registry data shows two sales for 12C SNAKES LANE WEST since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Redbridge local authority area for the corresponding sale date. One of the two 12C SNAKES LANE WEST sales was for below the average price, whilst the other was 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
2024 23 SEP	£525,000	£671,896	22% below HPI
2005 4 NOV	£315,000	£286,357	10% above HPI

12C SNAKES LANE WEST Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Redbridge local authority area over time, sourced from the HPI. The two 12C SNAKES LANE WEST sales from November 2005 and September 2024 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 November 2005 sale was for 10% above the HPI. So the extrapolation line tracks at 10% above the HPI over time, until the September 2024 sale, where it falls to 22% below the HPI. The line then continues to track at 22% below the HPI.

What might 12C SNAKES LANE WEST be worth now?

12C SNAKES LANE WEST might now be worth an estimated £534,998.

This is based on house price inflation of 1.9%, between September 2024 and July 2025, for semi-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 1.9% inflationary increase is applied to the most recent sale price for 12C SNAKES LANE WEST of £525,000 on 23rd September 2024. For the value to have increased from £525,000 to £534,998 over the one year and two months to July 2025, the following assumptions must hold true:

• The value of 12C SNAKES LANE WEST has moved in line with the HPI for semi-detached houses in the Redbridge local authority area.
• The September 2024 sale price of £525,000 represented a fair market value for the property.
• The size, condition, and specification of 12C SNAKES LANE WEST has not materially changed since September 2024.

How Large is 12C SNAKES LANE WEST?

12C SNAKES LANE WEST is 107m² according to the EPC inspection conducted in August 2022. This puts it in the smallest 20% of semi-detached houses houses in Woodford, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Woodford, and where 12C SNAKES LANE WEST lies on this distribution: 14% of semi-detached houses houses are smaller than 12C SNAKES LANE WEST, and 85% of houses are larger. Note that EPC data is not available for all properties in Woodford.

12C SNAKES LANE WEST: Plot and Title Map

12C SNAKES LANE WEST sits on a plot of roughly 0.186 of an acre, or 751m². The below map shows the location of 12C SNAKES LANE WEST, 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 12C SNAKES LANE WEST). 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 12C SNAKES LANE WEST?

12C SNAKES LANE WEST is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 12C on SNAKES LANE WEST.