8, FOREST CLOSE, LONDON, E11 1PY - £725,000

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

8 FOREST CLOSE is a large extended detached house of 198m², built sometime between 1930 and 1949, which could now be worth an estimated £1,679,969. It was last sold for £725,000 in May 2009, which was around 54% above the average May 2009 detached price in the Redbridge local authority area. The most recent EPC inspection was October 2008, where the current energy rating was D, and the potential energy rating was C.

8 FOREST CLOSE Sold Prices

Land registry data shows three sales for 8 FOREST CLOSE 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 8 FOREST CLOSE 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
2009 8 MAY	£725,000	£471,207	54% above HPI
2005 12 AUG	£499,995	£467,051	7% above HPI
1999 30 JUL	£275,000	£234,250	17% above HPI

8 FOREST CLOSE 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 8 FOREST CLOSE sales between July 1999 and May 2009 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 2005 sale was for 7% above the HPI. So the extrapolation line tracks at 7% above the HPI over time, until the May 2009 sale, where it rises to 54% above the HPI. The line then continues to track at 54% above the HPI.

What might 8 FOREST CLOSE be worth now?

8 FOREST CLOSE might now be worth an estimated £1,679,969.

This is based on house price inflation of 131.7%, between May 2009 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 131.7% inflationary increase is applied to the most recent sale price for 8 FOREST CLOSE of £725,000 on 8th May 2009. For the value to have increased from £725,000 to £1,679,969 over the fourteen years and five months to December 2024, the following assumptions must hold true:

• The value of 8 FOREST CLOSE has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The May 2009 sale price of £725,000 represented a fair market value for the property.
• The size, condition, and specification of 8 FOREST CLOSE has not materially changed since May 2009.

How Large is 8 FOREST CLOSE?

8 FOREST CLOSE is 198m², which includes one extension, according to the EPC inspection conducted in October 2008. This puts it in the largest 30% of detached houses houses in London, based on EPC data. The below chart shows the distribution of detached houses houses by size in London, and where 8 FOREST CLOSE lies on this distribution: 74% of detached houses houses are smaller than 8 FOREST CLOSE, and 26% of houses are larger. Note that EPC data is not available for all properties in London.

8 FOREST CLOSE: Plot and Title Map

8 FOREST CLOSE sits on a plot of roughly 0.098 of an acre, or 398m². The below map shows the location of 8 FOREST CLOSE, 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 8 FOREST CLOSE). 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 8 FOREST CLOSE?

8 FOREST CLOSE is located in LONDON, in the E11 postcode district. The below map shows the position of No. 8 on FOREST CLOSE.