85, West Grove, IG8 7NP
85 West Grove is a 74 m² / 797 sq ft terraced home in Woodford. It sold for £435,000 in December 2025. Indexed forward to today's value, that sale is roughly £426k. Recent local prices imply a broad valuation context of £409k to £522k based on its internal area. The Land Registry and EPC data was last updated 2 July 2026.
- Sale history
-
Date Paid price Annual growth After inflation Dec 2025 £435,000 5.2% 2.6% Feb 2000 £117,000 14.9% 13.4% Aug 1998 £95,000 7.5% 5.3% May 1995 £75,000 na na - Internal area
- 74 square metres (797 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £5,878 per square metre (£546 per square foot) in Dec 2025. Indexed forward to today's value, this is roughly £5,756 per square metre (£535 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Dec 2025 £435,000 £5,878 £425,928 £5,756 Feb 2000 £117,000 £1,581 £490,911 £6,634 Aug 1998 £95,000 £1,284 £497,657 £6,725 May 1995 £75,000 £1,014 £538,373 £7,275 Calculated using the latest EPC internal area of 74 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 £425,928. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Woodford are now selling for between £5,530 and £7,060 per square metre (£513 and £655 per square foot). Based on an internal area of 74 m², this implies a valuation between £409,000 and £522,000. 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
- 2
- Type
- Terrace
- Council tax band
- D
- Plot size
- 121 square metres (1,302 square feet) - map showing freehold boundary lines
- Summary:
- 20 August 2025 - energy performance certificate grade D
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- Marketed sale
- Tenure:
- Owner-occupied
- Property type:
- Mid-Terrace House , has 4 habitable rooms. Estimated year built before 1900
- Area:
- 74 sqm (797 square foot) total internal area
- Comments:
- Walls: Solid brick, as built, no insulation (assumed). Roof: Pitched, insulated (assumed). Heating: Boiler and radiators, mains gas.
85 West Grove 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 £425,928.
- Based on an internal area of 74 m² and recent prices in Woodford, this implies a lower and upper quartile range from £409,000 to £522,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.