61, WORCESTER CRESCENT, WOODFORD GREEN, IG8 0LX - £1,300,000

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

61 WORCESTER CRESCENT is a very large extended detached house of 231m², built sometime between 1930 and 1949, which could now be worth an estimated £1,457,222. It was last sold for £1,300,000 in November 2020, which was around 33% above the average November 2020 detached price in the Redbridge local authority area. The most recent EPC inspection was July 2020, where the current energy rating was D, and the potential energy rating was C.

61 WORCESTER CRESCENT Sold Prices

Land registry data shows four sales for 61 WORCESTER CRESCENT since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Redbridge local authority area for the corresponding sale date. All of the four 61 WORCESTER CRESCENT 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
2020 30 NOV	£1,300,000	£974,075	33% above HPI
2007 25 MAY	£785,000	£540,308	45% above HPI
2004 15 APR	£680,000	£470,768	44% above HPI
2000 13 APR	£410,000	£276,602	48% above HPI

61 WORCESTER CRESCENT 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 four 61 WORCESTER CRESCENT sales between April 2000 and November 2020 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 May 2007 sale was for 45% above the HPI. So the extrapolation line tracks at 45% above the HPI over time, until the November 2020 sale, where it falls to 33% above the HPI. The line then continues to track at 33% above the HPI.

What might 61 WORCESTER CRESCENT be worth now?

61 WORCESTER CRESCENT might now be worth an estimated £1,457,222.

This is based on house price inflation of 12.1%, between November 2020 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 12.1% inflationary increase is applied to the most recent sale price for 61 WORCESTER CRESCENT of £1,300,000 on 30th November 2020. For the value to have increased from £1,300,000 to £1,457,222 over the three years and eleven months to December 2024, the following assumptions must hold true:

• The value of 61 WORCESTER CRESCENT has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The November 2020 sale price of £1,300,000 represented a fair market value for the property.
• The size, condition, and specification of 61 WORCESTER CRESCENT has not materially changed since November 2020.

How Large is 61 WORCESTER CRESCENT?

61 WORCESTER CRESCENT is 231m², which includes two extensions, according to the EPC inspection conducted in July 2020. This puts it in the largest 20% 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 61 WORCESTER CRESCENT lies on this distribution: 84% of detached houses houses are smaller than 61 WORCESTER CRESCENT, and 16% of houses are larger. Note that EPC data is not available for all properties in Woodford.

61 WORCESTER CRESCENT: Plot and Title Map

61 WORCESTER CRESCENT sits on a plot of roughly 0.121 of an acre, or 489m². The below map shows the location of 61 WORCESTER 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 61 WORCESTER 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 61 WORCESTER CRESCENT?

61 WORCESTER CRESCENT is located in WOODFORD GREEN, in the IG8 postcode district. The below map shows the position of No. 61 on WORCESTER CRESCENT.