36, FOREST WAY, WOODFORD GREEN, IG8 0QB - £1,175,000

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

36 FOREST WAY is a midsized detached house of 155m², built sometime between 1930 and 1949. It was last sold for £1,175,000 in June 2021, which was around 28% above the average June 2021 detached price in the Redbridge local authority area. The most recent EPC inspection was January 2021, where the current energy rating was D, and the potential energy rating was C.

36 FOREST WAY Sold Prices

Land registry data shows three sales for 36 FOREST WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Redbridge local authority area for the corresponding sale date. All of the three 36 FOREST WAY 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
2021 14 JUN	£1,175,000	£921,517	28% above HPI
2009 21 SEP	£725,000	£477,959	52% above HPI
2003 20 AUG	£550,000	£424,411	30% above HPI

36 FOREST WAY 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 three 36 FOREST WAY sales between August 2003 and June 2021 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 September 2009 sale was for 52% above the HPI. So the extrapolation line tracks at 52% above the HPI over time, until the June 2021 sale, where it falls to 28% above the HPI. The line then continues to track at 28% above the HPI.

How Large is 36 FOREST WAY?

36 FOREST WAY is 155m² according to the EPC inspection conducted in January 2021. This puts it in the smallest 50% of detached houses in Woodford, based on EPC data. The below chart shows the distribution of detached houses by size in Woodford, and where 36 FOREST WAY lies on this distribution: 48% of detached houses are smaller than 36 FOREST WAY, and 51% of houses are larger. Note that EPC data is not available for all properties in Woodford.

36 FOREST WAY: Plot and Title Map

36 FOREST WAY sits on a plot of roughly 0.120 of an acre, or 485m². The below map shows the location of 36 FOREST 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 36 FOREST 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 36 FOREST WAY?

36 FOREST WAY is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 36 on FOREST WAY.