38, WOODBERRY WAY, LONDON, E4 7DX - £380,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

38 WOODBERRY WAY is a very small semi-detached house of 38m², built sometime between 1930 and 1949. It was last sold for £380,000 in July 2009, which was around 16% above the average July 2009 detached price in the Waltham Forest local authority area. The most recent EPC inspection was March 2009, where the current energy rating was D, and the potential energy rating was D.

38 WOODBERRY WAY Sold Prices

Land registry data shows two sales for 38 WOODBERRY WAY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Waltham Forest local authority area for the corresponding sale date. Both of the two 38 WOODBERRY 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
2009 10 JUL	£380,000	£328,531	16% above HPI
2005 14 JAN	£330,000	£323,626	2% above HPI

38 WOODBERRY WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Waltham Forest local authority area over time, sourced from the HPI. The two 38 WOODBERRY WAY sales from January 2005 and July 2009 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 January 2005 sale was for 2% above the HPI. So the extrapolation line tracks at 2% above the HPI over time, until the July 2009 sale, where it rises to 16% above the HPI. The line then continues to track at 16% above the HPI.

How Large is 38 WOODBERRY WAY?

38 WOODBERRY WAY is 38m² according to the EPC inspection conducted in March 2009. This puts it in the smallest 10% of detached houses in Chingford, based on EPC data. The below chart shows the distribution of detached houses by size in Chingford, and where 38 WOODBERRY WAY lies on this distribution: Less than 1% of detached houses are smaller than 38 WOODBERRY WAY, and more than 99% of houses are larger. Note that EPC data is not available for all properties in Chingford.

38 WOODBERRY WAY: Plot and Title Map

38 WOODBERRY WAY sits on a plot of roughly 0.102 of an acre, or 413m². The below map shows the location of 38 WOODBERRY 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 38 WOODBERRY 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 38 WOODBERRY WAY?

38 WOODBERRY WAY is located in LONDON, in the E4 postcode district. The below map shows the position of No. 38 on WOODBERRY WAY.