21, Forest Approach, IG8 9BW
21 Forest Approach is a 160 m² / 1,722 sq ft semi-detached home in Highams Park. It sold for £255,000 in April 2002. Indexed forward to today's value, that sale is roughly £783k. Recent local prices imply a broad valuation context of £880k to £1,123k based on its internal area. The Land Registry and EPC data was last updated 4 August 2026.
- Sale history
-
£255,000 on Apr 2002
- Internal area
- 160 square metres (1,722 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £1,593 per square metre (£148 per square foot) in Apr 2002. Indexed forward to today's value, this is roughly £4,895 per square metre (£455 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Apr 2002 £255,000 £1,594 £783,264 £4,895 Calculated using the latest EPC internal area of 160 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 £783,264. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Highams Park are now selling for between £5,500 and £7,020 per square metre (£510 and £652 per square foot). Based on an internal area of 160 m², this implies a valuation between £880,000 and £1,123,000. 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
- 4
- Type
- Semi-detached
- Council tax band
- F
- Plot size
- 328 square metres (3,531 square feet) - map showing freehold boundary lines
- Planning ref:
- February 2014 2976/13
- Type:
- Full and householder planning application
- Status:
- Application approved with conditions
- Address:
- 21, Forest Approach, Woodford Green,
- Description:
- Demolish existing garage and utility room. Two storey side and single storey rear extension.
- Planning ref:
- November 2013 1034/13
- Type:
- Full and householder planning application
- Status:
- Application withdrawn before a decision was taken
- Address:
- 21, Forest Approach, Woodford Green,
- Description:
- Single storey rear extension.
- Summary:
- 03 June 2016 - energy performance certificate grade E
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- Non-marketed sale
- Tenure:
- Owner-occupied
- Property type:
- Semi-Detached House , has 7 habitable rooms. Estimated year built 1967 to 1975
- Area:
- 160 sqm (1,722 square foot) total internal area
- Comments:
- Walls: Cavity wall, as built, no insulation (assumed). Roof: Pitched, 12 mm loft insulation. Heating: Boiler and underfloor, mains gas.
- Summary:
- 12 May 2015 - energy performance certificate grade E
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- Assessment for Green Deal
- Tenure:
- Owner-occupied
- Property type:
- Semi-Detached House , has 6 habitable rooms. Estimated year built 1930 to 1949
- Area:
- 112 sqm (1,206 square foot) total internal area
- Comments:
- Walls: Cavity wall, as built, no insulation (assumed). Roof: Pitched, 50 mm loft insulation. Heating: Boiler and radiators, mains gas.
21 Forest Approach 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 £783,264.
- Based on an internal area of 160 m² and recent prices in Highams Park, this implies a lower and upper quartile range from £880,000 to £1,123,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.