22, WOODSIDE ROAD, WOODFORD GREEN, IG8 0TR - £1,359,000

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

22 WOODSIDE ROAD is a very large detached house of 564m². It was last sold for £1,359,000 in August 2017, which was around 62% above the average August 2017 detached price in the Redbridge local authority area. The most recent EPC inspection was November 2019, where the current energy rating was B, and the potential energy rating was B.

22 WOODSIDE ROAD Sold Prices

Land registry data shows two sales for 22 WOODSIDE ROAD 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. One of the two 22 WOODSIDE ROAD sales was for above the average price, whilst the other was 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
2017 29 AUG	£1,359,000	£837,463	62% above HPI
1997 9 JUL	£87,359	£180,255	52% below HPI

22 WOODSIDE ROAD 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 22 WOODSIDE ROAD sales from July 1997 and August 2017 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 July 1997 sale was for 52% below the HPI. So the extrapolation line tracks at 52% below the HPI over time, until the August 2017 sale, where it rises to 62% above the HPI. The line then continues to track at 62% above the HPI.

How Large is 22 WOODSIDE ROAD?

22 WOODSIDE ROAD is 564m² according to the EPC inspection conducted in November 2019. 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 22 WOODSIDE ROAD lies on this distribution: More than 99% of detached houses are smaller than 22 WOODSIDE ROAD, and less than 1% of houses are larger. Note that EPC data is not available for all properties in Woodford.

22 WOODSIDE ROAD: Plot and Title Map

22 WOODSIDE ROAD sits on a plot of roughly 0.270 of an acre, or 1,094m². The below map shows the location of 22 WOODSIDE 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 22 WOODSIDE 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 22 WOODSIDE ROAD?

22 WOODSIDE ROAD is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 22 on WOODSIDE ROAD.