21, High View Road, E18 2HN

21 High View Road is a 128 m² / 1,378 sq ft semi-detached home in South Woodford. It sold for £585,000 in November 2010. Indexed forward to today's value, that sale is roughly £1,085k. Recent local prices imply a broad valuation context of £695k to £914k based on its internal area. The Land Registry and EPC data was last updated 2 July 2026.

Property data
Sale history
Date Paid price Annual growth After inflation
Nov 2010 £585,000 6.9% 4.2%
Aug 2004 £388,000 na na
Internal area
128 square metres (1,378 square feet) according to latest EPC inspection
Price per internal area

This property sold for £4,570 per square metre (£425 per square foot) in Nov 2010. Indexed forward to today's value, this is roughly £8,474 per square metre (£787 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Nov 2010 £585,000 £4,570 £1,084,650 £8,474
Aug 2004 £388,000 £3,031 £1,088,438 £8,503

Calculated using the latest EPC internal area of 128 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £1,084,650. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in South Woodford are now selling for between £5,430 and £7,140 per square metre (£504 and £663 per square foot). Based on an internal area of 128 m², this implies a valuation between £695,000 and £914,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
3
Type
Semi-detached
Council tax band
F
Plot size
470 square metres (5,059 square feet) - map showing freehold boundary lines
Archived listings
History:
Archived rental listing for 21 High View Road. Advertised on multiple portals. It was . It last appeared Apr 2006.
Photos:

There are 8 archived estate agent listing photos for 21 High View Road.

Photos for 21 High View Road
View photos
Advertiser remarks:
  • 3 bedrooms
Planning applications
Planning ref:
October 2011 2008/11
Type:
Full and householder planning application
Status:
Application approved with conditions
Address:
21, High View Road, London,
Description:
Two storey side/front extension. Two storey and single storey rear extension. Loft conversion with rear dormer and front roof lights. (This is an amendment to App. No. 0068/11 granted on 3rd June 2011)
Planning ref:
August 2010 1539/10
Type:
Full and householder planning application
Status:
Application approved with conditions
Address:
21, High View Road, London
Description:
Two storey and first floor side extension. Two storey rear extension. Loft conversion with two rear dormers.
Planning ref:
November 2004 2623/04
Type:
Full and householder planning application ; this application involves multiple dwellings
Status:
Application approved with conditions
Address:
21, High View Road, London
Description:
Single and two storey side extension, loft conversion with rear dormers.
EPC Inspections
Summary:
09 March 2015 - energy performance certificate grade C
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
RHI application
Tenure:
Owner-occupied
Property type:
Semi-Detached House , has 8 habitable rooms. Estimated year built 1930 to 1949
Area:
252 sqm (2,713 square foot) total internal area
Comments:
Walls: Solid brick, as built, no insulation (assumed). Roof: Pitched, insulated (assumed). Heating: Air source heat pump, radiators, electric.
Summary:
20 August 2010 - energy performance certificate grade E
Reason for EPC:
None
Tenure:
Owner-occupied
Property type:
None , has 5 habitable rooms. Estimated year built 1930 to 1949
Area:
128 sqm (1,378 square foot) total internal area
Comments:
Summary:
20 July 2009 - energy performance certificate grade E
Reason for EPC:
None
Tenure:
Private rental
Property type:
None , has 5 habitable rooms. Estimated year built 1930 to 1949
Area:
109 sqm (1,173 square foot) total internal area
Comments:
Frequently asked questions

21 High View Road is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £1,084,650.
  • Based on an internal area of 128 m² and recent prices in South Woodford, this implies a lower and upper quartile range from £695,000 to £914,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 21 High View Road last sold for £585,000 in November 2010.

HouseMetric shows 21 High View Road as 128 m² (1,378 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 3 bedrooms. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is C, from an inspection dated 09 March 2015. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 21 High View Road was in council tax band F. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

21 High View Road is in postcode E18 2HN, in South Woodford. You can also view HouseMetric's sold-price page for High View Road, E18 2HN or analysis of the South Woodford property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 2 July 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.