2, WELLS GATE CLOSE, WOODFORD GREEN, IG8 0FD - £1,350,000

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

2 WELLS GATE CLOSE is a very large detached house of 275m², which could now be worth an estimated £1,502,172. It was last sold for £1,350,000 in July 2021, which was around 38% above the average July 2021 detached price in the Redbridge local authority area. The most recent EPC inspection was February 2011, where the current energy rating was B, and the potential energy rating was B.

2 WELLS GATE CLOSE Sold Prices

Land registry data shows three sales for 2 WELLS GATE CLOSE 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 2 WELLS GATE CLOSE 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 26 JUL	£1,350,000	£981,271	38% above HPI
2013 23 OCT	£1,200,000	£622,987	93% above HPI
2006 2 MAY	£1,650,000	£480,666	243% above HPI

2 WELLS GATE CLOSE 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 2 WELLS GATE CLOSE sales between May 2006 and July 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 October 2013 sale was for 93% above the HPI. So the extrapolation line tracks at 93% above the HPI over time, until the July 2021 sale, where it falls to 38% above the HPI. The line then continues to track at 38% above the HPI.

What might 2 WELLS GATE CLOSE be worth now?

2 WELLS GATE CLOSE might now be worth an estimated £1,502,172.

This is based on house price inflation of 11.3%, between July 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 11.3% inflationary increase is applied to the most recent sale price for 2 WELLS GATE CLOSE of £1,350,000 on 26th July 2021. For the value to have increased from £1,350,000 to £1,502,172 over the two years and seven months to December 2024, the following assumptions must hold true:

• The value of 2 WELLS GATE CLOSE has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The July 2021 sale price of £1,350,000 represented a fair market value for the property.
• The size, condition, and specification of 2 WELLS GATE CLOSE has not materially changed since July 2021.

How Large is 2 WELLS GATE CLOSE?

2 WELLS GATE CLOSE is 275m² according to the EPC inspection conducted in February 2011. 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 2 WELLS GATE CLOSE lies on this distribution: 92% of detached houses houses are smaller than 2 WELLS GATE CLOSE, and 8% of houses are larger. Note that EPC data is not available for all properties in Woodford.

2 WELLS GATE CLOSE: Plot and Title Map

2 WELLS GATE CLOSE sits on a plot of roughly 0.087 of an acre, or 351m². The below map shows the location of 2 WELLS GATE CLOSE, 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 WELLS GATE CLOSE). 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 WELLS GATE CLOSE?

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