House prices in IG8 0 (Woodford)

This article reveals price per square metre data and various charts to help you understand current housing market in Woodford, Woodford Green (IG8 0).

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Defining 'IG8 0'

This analysis is limited to properties whose postcode starts with "IG8 0", this is also called the postcode sector. It is shown in red on the map above. There are no official names for postcode sectors so I've just labelled it Woodford.

You can click on the map labels to change to a neighbouring sector, or you can enter a different postcode sector (e.g. CM23 4) below.

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FYI, a postcode sector is the full postcode without the last two letters.

Price per square metre

Knowing the average house price in Woodford is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

E.g. 11 Hobart Court, 14, Sunset Avenue, Woodford, Woodford Green, sold for £550,000 on Mar-2024. Given the internal area of 99 square metres, the price per sqm is £5,555.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-) They may want to convert square meters on this page to square feet.

The chart below is called a histogram, it helps you see the distribution of this house price per sqm data. To make this chart we put the sales data into a series of £ per sqm 'buckets' (e.g. £6,150-£6,500, £6,500-£6,850, £6,850-£7,200 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 191 sales in Woodford (IG8 0) that took place in the last two years.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in Woodford (IG8 0). Of the 191 transactions, half were sold for between £5,420 and £7,440 per square metre. The median, or 'middle', price per square metre in 'IG8 0' is £6,420. Notably, only 25% of properties that sold recently were valued at more than £7,440 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

Price map for Woodford, Woodford Green

Do have a look at the interactive price map I created. I find it useful and I am sure it will help you in exploring Woodford Green. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values.

House price heatmap for Woodford, Woodford Green

Comparison with neighbouring postcode sectors

The table below shows how 'IG8 0' compares to neighbouring postcode sectors.

Postcode sector	Lower quartile	Middle quartile	Upper quartile
IG8 7 Woodford	£5,290 sqm	£6,160 sqm	£6,950 sqm
IG8 0 Woodford	£5,420 sqm	£6,420 sqm	£7,440 sqm
IG8 8 Roding Valley	£5,070 sqm	£5,690 sqm	£6,330 sqm
IG8 9 Highams Park	£5,530 sqm	£6,100 sqm	£7,090 sqm

Will Woodford Green house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the chart below for IG8 0 (Woodford) compared with both the wider area IG8 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

Data from Land Registry comes in gradually over time. I update it every month but it takes about 5 months for the majority of sales for Woodford Green to be recorded. Disclaimer: I do not verify and cannot guarantee the accuracy of any data shown. Outliers exist in the data, typically these are where the EPC registry records the internal area incorrectly, sometimes although very rarely the Land Registry price paid data can be wrong. The data provided throughout this website about Woodford Green and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information.

Street level data

Street	Avg size	Avg £sqm	Recent sales
Kings Avenue, Woodford, IG8 0J	155 sqm	£6,679	20
Parkmore Close, Woodford, IG8 0S	77 sqm	£4,848	18
Tamar Square, Woodford, IG8 0E	72 sqm	£4,395	18
Glengall Road, Woodford, IG8 0D	105 sqm	£5,048	17
Snakes Lane West, Woodford, IG8 0D	80 sqm	£5,778	13
Sunset Avenue, Woodford, IG8 0S	110 sqm	£5,278	12
Savill Row, Woodford, IG8 0U	67 sqm	£5,451	12
Monkhams Avenue, Woodford, IG8 0E	203 sqm	£8,159	11

Search for your street here.

Raw data

Our analysis of Woodford is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

Address	Paid	sqm	£/sqm
11 Hobart Court, 14, Sunset Avenue, Woodford, Woodford Green	£550,000 Mar-2024	99	5,555
Flat 4 Devereux Court, 44 - 46, Snakes Lane West, Woodford, Woodford Green	£350,000 Mar-2024	65	5,384
30, Anworth Close, Woodford, Woodford Green	£585,000 Mar-2024	99	5,909

See the entire list of all sales in Woodford (IG8 0) here.