22, WORCESTER CRESCENT, WOODFORD GREEN, IG8 0LU - £1,465,000

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

22 WORCESTER CRESCENT is a very large extended detached house of 258m², built sometime between 1930 and 1949, which could now be worth an estimated £1,761,114. It was last sold for £1,465,000 in July 2019, which was around 61% above the average July 2019 detached price in the Redbridge local authority area. The most recent EPC inspection was February 2019, where the current energy rating was D, and the potential energy rating was C.

22 WORCESTER CRESCENT Sold Prices

Land registry data shows two sales for 22 WORCESTER CRESCENT 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 22 WORCESTER CRESCENT 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
2019 5 JUL	£1,465,000	£908,291	61% above HPI
1999 16 NOV	£540,000	£258,631	109% above HPI

22 WORCESTER CRESCENT 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 WORCESTER CRESCENT sales from November 1999 and July 2019 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 November 1999 sale was for 109% above the HPI. So the extrapolation line tracks at 109% above the HPI over time, until the July 2019 sale, where it falls to 61% above the HPI. The line then continues to track at 61% above the HPI.

What might 22 WORCESTER CRESCENT be worth now?

22 WORCESTER CRESCENT might now be worth an estimated £1,761,114.

This is based on house price inflation of 20.2%, between July 2019 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 20.2% inflationary increase is applied to the most recent sale price for 22 WORCESTER CRESCENT of £1,465,000 on 5th July 2019. For the value to have increased from £1,465,000 to £1,761,114 over the four years and seven months to December 2024, the following assumptions must hold true:

• The value of 22 WORCESTER CRESCENT has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The July 2019 sale price of £1,465,000 represented a fair market value for the property.
• The size, condition, and specification of 22 WORCESTER CRESCENT has not materially changed since July 2019.

How Large is 22 WORCESTER CRESCENT?

22 WORCESTER CRESCENT is 258m², which includes two extensions, according to the EPC inspection conducted in February 2019. This puts it in the largest 20% 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 22 WORCESTER CRESCENT lies on this distribution: 89% of detached houses houses are smaller than 22 WORCESTER CRESCENT, and 11% of houses are larger. Note that EPC data is not available for all properties in Woodford.

22 WORCESTER CRESCENT: Plot and Title Map

22 WORCESTER CRESCENT sits on a plot of roughly 0.154 of an acre, or 625m². The below map shows the location of 22 WORCESTER CRESCENT, 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 WORCESTER CRESCENT). 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 WORCESTER CRESCENT?

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