38, WOODSIDE ROAD, WOODFORD GREEN, IG8 0TR - £840,000

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

38 WOODSIDE ROAD is a small detached house of 144m², built sometime between 1996 and 2002. It was last sold for £840,000 in December 2021, which was around 14% below the average December 2021 detached price in the Redbridge local authority area. The most recent EPC inspection was March 2018, where the current energy rating was D, and the potential energy rating was C.

38 WOODSIDE ROAD Sold Prices

Land registry data shows three sales for 38 WOODSIDE ROAD 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. The three 38 WOODSIDE ROAD sales were a mix of below the average price, and roughly equal to 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 9 DEC	£840,000	£982,259	14% below HPI
2006 23 MAR	£406,000	£451,395	10% below HPI
1999 11 JAN	£210,000	£209,614	Close to HPI

38 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 three 38 WOODSIDE ROAD sales between January 1999 and December 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 March 2006 sale was for 10% below the HPI. So the extrapolation line tracks at 10% below the HPI over time, until the December 2021 sale, where it falls to 14% below the HPI. The line then continues to track at 14% below the HPI.

How Large is 38 WOODSIDE ROAD?

38 WOODSIDE ROAD is 144m² according to the EPC inspection conducted in March 2018. This puts it in the smallest 40% of detached houses in Woodford, based on EPC data. The below chart shows the distribution of detached houses by size in Woodford, and where 38 WOODSIDE ROAD lies on this distribution: 40% of detached houses are smaller than 38 WOODSIDE ROAD, and 60% of houses are larger. Note that EPC data is not available for all properties in Woodford.

38 WOODSIDE ROAD: Plot and Title Map

38 WOODSIDE ROAD sits on a plot of roughly 0.081 of an acre, or 327m². The below map shows the location of 38 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 38 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 38 WOODSIDE ROAD?

38 WOODSIDE ROAD is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 38 on WOODSIDE ROAD.