45, WOODBERRY CRESCENT, LONDON, N10 1PJ - £1,540,000

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

45 WOODBERRY CRESCENT is a large extended semi-detached house of 204m², built sometime between 1900 and 1929. It was last sold for £1,540,000 in August 2018, which was around 17% below the average August 2018 detached price in the Haringey local authority area. The most recent EPC inspection was June 2014, where the current energy rating was E, and the potential energy rating was C.

45 WOODBERRY CRESCENT Sold Prices

Land registry data shows three sales for 45 WOODBERRY CRESCENT since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Haringey local authority area for the corresponding sale date. All of the three 45 WOODBERRY CRESCENT sales were for below 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
2018 9 AUG	£1,540,000	£1,846,990	17% below HPI
2016 8 AUG	£1,550,000	£1,733,040	11% below HPI
2013 21 AUG	£1,090,000	£1,257,260	13% below HPI

45 WOODBERRY CRESCENT Price Paid vs. HPI Average

The below graph shows the average detached house price in the Haringey local authority area over time, sourced from the HPI. The three 45 WOODBERRY CRESCENT sales between August 2013 and August 2018 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 August 2016 sale was for 11% below the HPI. So the extrapolation line tracks at 11% below the HPI over time, until the August 2018 sale, where it falls to 17% below the HPI. The line then continues to track at 17% below the HPI.

How Large is 45 WOODBERRY CRESCENT?

45 WOODBERRY CRESCENT is 204m², which includes one extension, according to the EPC inspection conducted in June 2014. This puts it in the largest 30% of detached houses in London, based on EPC data. The below chart shows the distribution of detached houses by size in London, and where 45 WOODBERRY CRESCENT lies on this distribution: 76% of detached houses are smaller than 45 WOODBERRY CRESCENT, and 24% of houses are larger. Note that EPC data is not available for all properties in London.

45 WOODBERRY CRESCENT: Plot and Title Map

45 WOODBERRY CRESCENT sits on a plot of roughly 0.094 of an acre, or 379m². The below map shows the location of 45 WOODBERRY 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 45 WOODBERRY 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 45 WOODBERRY CRESCENT?

45 WOODBERRY CRESCENT is located in LONDON, in the N10 postcode district. The below map shows the position of No. 45 on WOODBERRY CRESCENT.