33, WORCESTER CRESCENT, WOODFORD GREEN, IG8 0LX - £1,220,000

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.

33 WORCESTER CRESCENT is a large extended detached house of 195m², built sometime between 1900 and 1929, which could now be worth an estimated £2,064,228. It was last sold for £1,220,000 in June 2014, which was around 87% above the average June 2014 detached price in the Redbridge local authority area. The most recent EPC inspection was February 2016, where the current energy rating was E, and the potential energy rating was B.

33 WORCESTER CRESCENT Sold Prices

Land registry data shows two sales for 33 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 33 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
2014 27 JUN	£1,220,000	£651,966	87% above HPI
1996 17 MAY	£290,000	£167,295	73% above HPI

33 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 33 WORCESTER CRESCENT sales from May 1996 and June 2014 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 1996 sale was for 73% above the HPI. So the extrapolation line tracks at 73% above the HPI over time, until the June 2014 sale, where it rises to 87% above the HPI. The line then continues to track at 87% above the HPI.

What might 33 WORCESTER CRESCENT be worth now?

33 WORCESTER CRESCENT might now be worth an estimated £2,064,228.

This is based on house price inflation of 69.2%, between June 2014 and February 2025, 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 69.2% inflationary increase is applied to the most recent sale price for 33 WORCESTER CRESCENT of £1,220,000 on 27th June 2014. For the value to have increased from £1,220,000 to £2,064,228 over the eleven years and four months to February 2025, the following assumptions must hold true:

• The value of 33 WORCESTER CRESCENT has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The June 2014 sale price of £1,220,000 represented a fair market value for the property.
• The size, condition, and specification of 33 WORCESTER CRESCENT has not materially changed since June 2014.

How Large is 33 WORCESTER CRESCENT?

33 WORCESTER CRESCENT is 195m², which includes two extensions, according to the EPC inspection conducted in February 2016. This puts it in the largest 30% 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 33 WORCESTER CRESCENT lies on this distribution: 70% of detached houses houses are smaller than 33 WORCESTER CRESCENT, and 29% of houses are larger. Note that EPC data is not available for all properties in Woodford.

33 WORCESTER CRESCENT: Plot and Title Map

33 WORCESTER CRESCENT sits on a plot of roughly 0.140 of an acre, or 566m². The below map shows the location of 33 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 33 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 33 WORCESTER CRESCENT?

33 WORCESTER CRESCENT is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 33 on WORCESTER CRESCENT.