FOREST EDGE, HIGH ROAD, THORNWOOD, EPPING, CM16 6LZ - £555,000

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

FOREST EDGE is a very small extended detached house of 88m², built sometime between 1930 and 1949, which could now be worth an estimated £549,583. It was last sold for £555,000 in June 2022, which was around 45% below the average June 2022 detached price in the Epping Forest local authority area. The most recent EPC inspection was March 2019, where the current energy rating was E, and the potential energy rating was D.

FOREST EDGE Sold Prices

Land registry data shows three sales for FOREST EDGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Epping Forest local authority area for the corresponding sale date. All of the three FOREST EDGE 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
2022 16 JUN	£555,000	£1,009,260	45% below HPI
2009 12 JUN	£150,000	£487,663	69% below HPI
2001 5 JUN	£210,000	£331,834	37% below HPI

FOREST EDGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epping Forest local authority area over time, sourced from the HPI. The three FOREST EDGE sales between June 2001 and June 2022 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 June 2009 sale was for 69% below the HPI. So the extrapolation line tracks at 69% below the HPI over time, until the June 2022 sale, where it rises to 45% below the HPI. The line then continues to track at 45% below the HPI.

What might FOREST EDGE be worth now?

FOREST EDGE might now be worth an estimated £549,583.

This is based on house price deflation of 1%, between June 2022 and December 2024, for detached houses, in the Epping Forest local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 1% deflationary decrease is applied to the most recent sale price for FOREST EDGE of £555,000 on 16th June 2022. For the value to have decreased from £555,000 to £549,583 over the one year and six months to December 2024, the following assumptions must hold true:

• The value of FOREST EDGE has moved in line with the HPI for detached houses in the Epping Forest local authority area.
• The June 2022 sale price of £555,000 represented a fair market value for the property.
• The size, condition, and specification of FOREST EDGE has not materially changed since June 2022.

How Large is FOREST EDGE?

FOREST EDGE is 88m², which includes one extension, according to the EPC inspection conducted in March 2019. This puts it in the smallest 20% of detached houses houses in Thornwood Common, based on EPC data. The below chart shows the distribution of detached houses houses by size in Thornwood Common, and where FOREST EDGE lies on this distribution: 17% of detached houses houses are smaller than FOREST EDGE, and 83% of houses are larger. Note that EPC data is not available for all properties in Thornwood Common.

FOREST EDGE: Plot and Title Map

FOREST EDGE sits on a plot of roughly 0.141 of an acre, or 570m². The below map shows the location of FOREST EDGE, 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 FOREST EDGE). 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 FOREST EDGE?

FOREST EDGE is located on HIGH ROAD in THORNWOOD, in the CM16 postcode district. The below map shows the position of FOREST EDGE on HIGH ROAD.