16, WOODLAND WAY, WOODFORD GREEN, IG8 0QG - £775,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

16 WOODLAND WAY is a large extended detached house of 175m², built sometime between 1930 and 1949. It was last sold for £775,000 in September 2009, which was around 62% above the average September 2009 detached price in the Redbridge local authority area. The most recent EPC inspection was July 2009, where the current energy rating was E, and the potential energy rating was D.

16 WOODLAND WAY Sold Prices

Land registry data shows four sales for 16 WOODLAND WAY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Redbridge local authority area for the corresponding sale date. All of the four 16 WOODLAND WAY 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
2009 23 SEP	£775,000	£477,959	62% above HPI
2005 23 SEP	£665,000	£446,912	49% above HPI
2000 4 AUG	£495,000	£279,899	77% above HPI
1995 20 JUN	£215,000	£152,765	41% above HPI

16 WOODLAND WAY 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 four 16 WOODLAND WAY sales between June 1995 and September 2009 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 September 2005 sale was for 49% above the HPI. So the extrapolation line tracks at 49% above the HPI over time, until the September 2009 sale, where it rises to 62% above the HPI. The line then continues to track at 62% above the HPI.

How Large is 16 WOODLAND WAY?

16 WOODLAND WAY is 175m², which includes one extension, according to the EPC inspection conducted in July 2009. This puts it in the largest 40% of detached houses in Woodford, based on EPC data. The below chart shows the distribution of detached houses by size in Woodford, and where 16 WOODLAND WAY lies on this distribution: 60% of detached houses are smaller than 16 WOODLAND WAY, and 40% of houses are larger. Note that EPC data is not available for all properties in Woodford.

16 WOODLAND WAY: Plot and Title Map

16 WOODLAND WAY sits on a plot of roughly 0.127 of an acre, or 512m². The below map shows the location of 16 WOODLAND WAY, 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 16 WOODLAND WAY). 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 16 WOODLAND WAY?

16 WOODLAND WAY is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 16 on WOODLAND WAY.