52, PRINCES AVENUE, WOODFORD GREEN, IG8 0LP - £1,000,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

52 PRINCES AVENUE is a large extended detached house of 185m², built sometime between 1930 and 1949, which could now be worth an estimated £1,886,608. It was last sold for £1,000,000 in June 2012, which was around 73% above the average June 2012 detached price in the Redbridge local authority area. The most recent EPC inspection was November 2011, where the current energy rating was C, and the potential energy rating was C.

52 PRINCES AVENUE Sold Prices

Land registry data shows three sales for 52 PRINCES AVENUE 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 52 PRINCES AVENUE 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
2012 15 JUN	£1,000,000	£578,753	73% above HPI
2009 30 JUL	£590,000	£496,754	19% above HPI
2001 20 NOV	£385,000	£356,597	8% above HPI

52 PRINCES AVENUE 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 52 PRINCES AVENUE sales between November 2001 and June 2012 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 July 2009 sale was for 19% above the HPI. So the extrapolation line tracks at 19% above the HPI over time, until the June 2012 sale, where it rises to 73% above the HPI. The line then continues to track at 73% above the HPI.

What might 52 PRINCES AVENUE be worth now?

52 PRINCES AVENUE might now be worth an estimated £1,886,608.

This is based on house price inflation of 88.7%, between June 2012 and December 2024, for detached houses, in the Redbridge local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 88.7% inflationary increase is applied to the most recent sale price for 52 PRINCES AVENUE of £1,000,000 on 15th June 2012. For the value to have increased from £1,000,000 to £1,886,608 over the eleven years and six months to December 2024, the following assumptions must hold true:

• The value of 52 PRINCES AVENUE has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The June 2012 sale price of £1,000,000 represented a fair market value for the property.
• The size, condition, and specification of 52 PRINCES AVENUE has not materially changed since June 2012.

How Large is 52 PRINCES AVENUE?

52 PRINCES AVENUE is 185m², which includes one extension, according to the EPC inspection conducted in November 2011. This puts it in the largest 40% of detached houses houses in Woodford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Woodford, and where 52 PRINCES AVENUE lies on this distribution: 66% of detached houses houses are smaller than 52 PRINCES AVENUE, and 34% of houses are larger. Note that EPC data is not available for all properties in Woodford.

52 PRINCES AVENUE: Plot and Title Map

52 PRINCES AVENUE sits on a plot of roughly 0.119 of an acre, or 483m². The below map shows the location of 52 PRINCES AVENUE, 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 52 PRINCES AVENUE). 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 52 PRINCES AVENUE?

52 PRINCES AVENUE is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 52 on PRINCES AVENUE.