45, WOODSIDE ROAD, WOODFORD GREEN, IG8 0TW - £1,250,000

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

45 WOODSIDE ROAD is a very large extended detached house of 320m², built sometime between 1976 and 1982. It was last sold for £1,250,000 in November 2010, which was around 128% above the average November 2010 detached price in the Redbridge local authority area. The most recent EPC inspection was June 2010, where the current energy rating was D, and the potential energy rating was D.

45 WOODSIDE ROAD Sold Prices

Land registry data shows two sales for 45 WOODSIDE ROAD 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 45 WOODSIDE ROAD 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
2010 10 NOV	£1,250,000	£547,484	128% above HPI
2006 19 JAN	£830,000	£448,895	85% above HPI

45 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 two 45 WOODSIDE ROAD sales from January 2006 and November 2010 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 2006 sale was for 85% above the HPI. So the extrapolation line tracks at 85% above the HPI over time, until the November 2010 sale, where it rises to 128% above the HPI. The line then continues to track at 128% above the HPI.

How Large is 45 WOODSIDE ROAD?

45 WOODSIDE ROAD is 320m², which includes one extension, according to the EPC inspection conducted in June 2010. This puts it in the largest 10% of detached houses in Woodford, based on EPC data. The below chart shows the distribution of detached houses by size in Woodford, and where 45 WOODSIDE ROAD lies on this distribution: 96% of detached houses are smaller than 45 WOODSIDE ROAD, and 4% of houses are larger. Note that EPC data is not available for all properties in Woodford.

45 WOODSIDE ROAD: Plot and Title Map

45 WOODSIDE ROAD sits on a plot of roughly 0.207 of an acre, or 839m². The below map shows the location of 45 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 45 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 45 WOODSIDE ROAD?

45 WOODSIDE ROAD is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 45 on WOODSIDE ROAD.