2, THE GREEN, WOODFORD GREEN, IG8 0NF - £1,200,000

Based on the August 2024 Price Paid Data (released on 27th September 2024), the July 2024 House Price Index (released on 18th September 2024), and the August 2024 Energy Performance of Buildings Data (released on 3rd October 2024). Sources

2 THE GREEN is a very large detached house of 301m², built sometime between 1900 and 1929. It was last sold for £1,200,000 in April 2009, which was around 173% above the average April 2009 detached price in the Redbridge local authority area. The most recent EPC inspection was November 2008, where the current energy rating was F, and the potential energy rating was F.

2 THE GREEN Sold Prices

Land registry data shows two sales for 2 THE GREEN 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 2 THE GREEN 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 8 APR	£1,200,000	£439,363	173% above HPI
2001 11 MAY	£700,000	£297,736	135% above HPI

2 THE GREEN 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 2 THE GREEN sales from May 2001 and April 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 May 2001 sale was for 135% above the HPI. So the extrapolation line tracks at 135% above the HPI over time, until the April 2009 sale, where it rises to 173% above the HPI. The line then continues to track at 173% above the HPI.

How Large is 2 THE GREEN?

2 THE GREEN is 301m² according to the EPC inspection conducted in November 2008. This puts it in the largest 10% of detached houses in Woodford, based on EPC data. The below chart shows the distribution of detached houses by size in Woodford, and where 2 THE GREEN lies on this distribution: 95% of detached houses are smaller than 2 THE GREEN, and 5% of houses are larger. Note that EPC data is not available for all properties in Woodford.

2 THE GREEN: Plot and Title Map

2 THE GREEN sits on a plot of roughly 0.335 of an acre, or 1,354m². The below map shows the location of 2 THE GREEN, 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 2 THE GREEN). 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 2 THE GREEN?

2 THE GREEN is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 2 on THE GREEN.