2, WOODFIELD WAY, LONDON, N11 2PH - £945,645

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 WOODFIELD WAY is a midsized extended semi-detached house of 162m², built sometime between 1930 and 1949, which could now be worth an estimated £933,638. It was last sold for £945,645 in May 2022, which was around 16% below the average May 2022 semi-detached price in the Haringey local authority area. The most recent EPC inspection was April 2019, where the current energy rating was E, and the potential energy rating was D.

2 WOODFIELD WAY Sold Prices

Land registry data shows three sales for 2 WOODFIELD WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Haringey local authority area for the corresponding sale date. All of the three 2 WOODFIELD WAY sales were for below 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
2022 30 MAY	£945,645	£1,130,140	16% below HPI
2008 1 DEC	£500,000	£511,091	2% below HPI
1997 18 JUL	£135,000	£183,132	26% below HPI

2 WOODFIELD WAY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Haringey local authority area over time, sourced from the HPI. The three 2 WOODFIELD WAY sales between July 1997 and May 2022 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 December 2008 sale was for 2% below the HPI. So the extrapolation line tracks at 2% below the HPI over time, until the May 2022 sale, where it falls to 16% below the HPI. The line then continues to track at 16% below the HPI.

What might 2 WOODFIELD WAY be worth now?

2 WOODFIELD WAY might now be worth an estimated £933,638.

This is based on house price deflation of 1.3%, between May 2022 and December 2024, for semi-detached houses, in the Haringey local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 1.3% deflationary decrease is applied to the most recent sale price for 2 WOODFIELD WAY of £945,645 on 30th May 2022. For the value to have decreased from £945,645 to £933,638 over the one year and five months to December 2024, the following assumptions must hold true:

• The value of 2 WOODFIELD WAY has moved in line with the HPI for semi-detached houses in the Haringey local authority area.
• The May 2022 sale price of £945,645 represented a fair market value for the property.
• The size, condition, and specification of 2 WOODFIELD WAY has not materially changed since May 2022.

How Large is 2 WOODFIELD WAY?

2 WOODFIELD WAY is 162m², which includes one extension, according to the EPC inspection conducted in April 2019. This puts it in the largest 40% of semi-detached houses houses in London, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in London, and where 2 WOODFIELD WAY lies on this distribution: 60% of semi-detached houses houses are smaller than 2 WOODFIELD WAY, and 40% of houses are larger. Note that EPC data is not available for all properties in London.

2 WOODFIELD WAY: Plot and Title Map

2 WOODFIELD WAY sits on a plot of roughly 0.056 of an acre, or 227m². The below map shows the location of 2 WOODFIELD 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 2 WOODFIELD 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 2 WOODFIELD WAY?

2 WOODFIELD WAY is located in LONDON, in the N11 postcode district. The below map shows the position of No. 2 on WOODFIELD WAY.