2, WOODSTOCK ROAD, LONDON, E17 4BJ - £682,500

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.

2 WOODSTOCK ROAD is a large extended semi-detached house of 112m², built sometime between 1930 and 1949, which could now be worth an estimated £830,856. It was last sold for £682,500 in May 2018, which was around 8% above the average May 2018 semi-detached price in the Waltham Forest local authority area. The most recent EPC inspection was January 2018, where the current energy rating was E, and the potential energy rating was C.

2 WOODSTOCK ROAD Sold Prices

Land registry data shows three sales for 2 WOODSTOCK ROAD 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 Waltham Forest local authority area for the corresponding sale date. One of the three 2 WOODSTOCK ROAD sales was for above the average price, whilst two 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
2018 11 MAY	£682,500	£631,350	8% above HPI
2017 26 MAY	£450,000	£626,222	28% below HPI
2012 27 FEB	£312,000	£328,185	5% below HPI

2 WOODSTOCK ROAD Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Waltham Forest local authority area over time, sourced from the HPI. The three 2 WOODSTOCK ROAD sales between February 2012 and May 2018 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 2017 sale was for 28% below the HPI. So the extrapolation line tracks at 28% below the HPI over time, until the May 2018 sale, where it rises to 8% above the HPI. The line then continues to track at 8% above the HPI.

What might 2 WOODSTOCK ROAD be worth now?

2 WOODSTOCK ROAD might now be worth an estimated £830,856.

This is based on house price inflation of 21.7%, between May 2018 and March 2025, for semi-detached houses, in the Waltham Forest local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 21.7% inflationary increase is applied to the most recent sale price for 2 WOODSTOCK ROAD of £682,500 on 11th May 2018. For the value to have increased from £682,500 to £830,856 over the seven years and two months to March 2025, the following assumptions must hold true:

• The value of 2 WOODSTOCK ROAD has moved in line with the HPI for semi-detached houses in the Waltham Forest local authority area.
• The May 2018 sale price of £682,500 represented a fair market value for the property.
• The size, condition, and specification of 2 WOODSTOCK ROAD has not materially changed since May 2018.

How Large is 2 WOODSTOCK ROAD?

2 WOODSTOCK ROAD is 112m², which includes one extension, according to the EPC inspection conducted in January 2018. This puts it in the largest 40% of semi-detached houses houses in Walthamstow, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Walthamstow, and where 2 WOODSTOCK ROAD lies on this distribution: 64% of semi-detached houses houses are smaller than 2 WOODSTOCK ROAD, and 35% of houses are larger. Note that EPC data is not available for all properties in Walthamstow.

2 WOODSTOCK ROAD: Plot and Title Map

2 WOODSTOCK ROAD sits on a plot of roughly 0.035 of an acre, or 140m². The below map shows the location of 2 WOODSTOCK ROAD, 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 WOODSTOCK ROAD). 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 WOODSTOCK ROAD?

2 WOODSTOCK ROAD is located in LONDON, in the E17 postcode district. The below map shows the position of No. 2 on WOODSTOCK ROAD.