Detached

8 THE DELL

WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QL

£1,808,000

Location

Map view View on Google Maps View on OpenStreetMap Street View IG8 0QL

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Whitehall Road / Bancroft School	0.1 miles
Train station	Roding Valley	0.7 miles
Shop	Optometrist	0.7 miles
Hospital	North London Hospice Winchmore Hill	5.2 miles
University	Arden University Stratford Campus	5.6 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Last sold

£1,808,000 Apr 2026

Local average

£1,100,735 (17 sales)

Street crime

176 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/04/2026	£1,808,000	Detached	—	£1,778,700 to June 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£1,808,000
listed	13/10/2025	£1,750,000
sold	01/01/2006	£780,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
25 THE GLADE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QA	£1,050,000	27/11/2023	Detached
18 THE GLADE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QA	£1,500,000	22/09/2023	Detached
20 THE GLADE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QA	£1,340,000	13/09/2022	Detached
35 FOREST WAY, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QB	£1,410,000	11/07/2022	Detached
63 KNIGHTON DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0NZ	£535,000	13/05/2022	Detached
7 WOODLAND WAY, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QG	£1,760,000	13/01/2022	Detached
22 THE GLADE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QA	£1,385,000	12/01/2022	Detached
47 KNIGHTON DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0NZ	£1,465,000	17/12/2021	Detached
8 DENEHURST GARDENS, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0PA	£1,345,000	29/11/2021	Detached
8 BURLINGTON PLACE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0PX	£892,500	25/10/2021	Detached
38 FOREST WAY, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QB	£1,420,000	12/10/2021	Detached
38 KNIGHTON DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0NZ	£1,230,000	29/09/2021	Detached

Area average: £1,277,708 (12 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -15.2%

10y growth 9.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Redbridge. Series: Detached. As of June 2026.

1y (index) 1.8%

5y (index) 14.9%

10y (index) 33.5%

Rental Range

Estimated market rent for Redbridge. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,552/mo

Realistic £1,724/mo

Optimistic £1,896/mo

Based on Local Authority from postcode lookup → Redbridge.

LHA (30th percentile) floor for Outer North East London: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Buckhurst Hill, IG9	£1,400/mo	1	0.57 miles	OpenRent
2 Bed Flat, Honeysuckle Court, IG9	£2,100/mo	2	0.68 miles	OpenRent
3 Bed Flat, Queens Road, IG9	£2,300/mo	3	0.75 miles	OpenRent
2 Bed Terraced House, Elm Grove, IG8	£1,800/mo	2	0.75 miles	OpenRent
1 Bed Flat, Queens Road, IG9	£1,300/mo	1	0.78 miles	OpenRent
2 Bed Flat, Durham Avenue, IG8	£1,600/mo	2	0.81 miles	OpenRent

Average rent: £1,750/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.09%

Max investor price (0.8%) £212,500

Target investor price (1%) £170,000

Gross yield 1.1%

Cost-to-rent ratio 88.6×

Monthly cashflow £-5,615/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -12.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~646 m² (0.16 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	55
Anti-social behaviour	30
Vehicle crime	26
Other theft	13
Public order	13
Burglary	12
Criminal damage and arson	12
Drugs	6
Theft from the person	4
Robbery	2
Bicycle theft	1
Other crime	1
Possession of weapons	1
Total incidents	176

Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Bancroft's School	Other	0.1 miles	— (No rating)
Bancroft's Preparatory School	Other	0.1 miles	— (No rating)
Wells Primary School	Primary	0.3 miles	— (Inspected (no overall grade))
St Antony's Catholic Primary School	Primary	0.3 miles	Good — 6 Sep 2013
Avon House Preparatory School	Other	0.4 miles	— (No rating)

FENSA

No FENSA certificates found for this address.

# 8 THE DELL, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QL

## Property details

- Slug: `a830840` (address key hash: `a830840375b08013ec9644ae0960f53957f687a6`)
- Postcode: IG8 0QL
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 5
- Bathrooms: 3
- Last sold: £1,808,000 Apr 2026
- Local average: £1,100,735 (17 sales)
- Street crime: 176 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £1,808,000
- Date: 2026-04-20
- Type: D
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-20 | £1,808,000 | Detached | — | £1,778,700 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-54fb-8052-e063-4804a8c06ee4) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 THE DELL, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QL | £1,808,000 | 20/04/2026 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [168173036](http://87.117.209.195:8080/listings/65e6403)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £1,808,000 |
| listed | 2025-10-13 | £1,750,000 |
| sold | 2006-01-01 | £780,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 THE GLADE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QA | £1,050,000 | 27/11/2023 | Detached |
| 18 THE GLADE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QA | £1,500,000 | 22/09/2023 | Detached |
| 20 THE GLADE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QA | £1,340,000 | 13/09/2022 | Detached |
| 35 FOREST WAY, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QB | £1,410,000 | 11/07/2022 | Detached |
| 63 KNIGHTON DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0NZ | £535,000 | 13/05/2022 | Detached |
| 7 WOODLAND WAY, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QG | £1,760,000 | 13/01/2022 | Detached |
| 22 THE GLADE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QA | £1,385,000 | 12/01/2022 | Detached |
| 47 KNIGHTON DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0NZ | £1,465,000 | 17/12/2021 | Detached |
| 8 DENEHURST GARDENS, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0PA | £1,345,000 | 29/11/2021 | Detached |
| 8 BURLINGTON PLACE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0PX | £892,500 | 25/10/2021 | Detached |
| 38 FOREST WAY, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0QB | £1,420,000 | 12/10/2021 | Detached |
| 38 KNIGHTON DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0NZ | £1,230,000 | 29/09/2021 | Detached |

**Area average:** £1,277,708 (12 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -15.2%
- **10y growth:** 9.4%

## House Price Index (HM Land Registry)

*Official index for Redbridge; Detached series; as of June 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 14.9%
- **10y growth (index):** 33.5%

## Rental Range

*ONS Price Index of Private Rents (Redbridge). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,552/mo
- **Realistic:** £1,724/mo
- **Optimistic:** £1,896/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Buckhurst Hill, IG9 | £1,400/mo | 1 | 0.57 miles | OpenRent |
| 2 Bed Flat, Honeysuckle Court, IG9 | £2,100/mo | 2 | 0.68 miles | OpenRent |
| 3 Bed Flat, Queens Road, IG9 | £2,300/mo | 3 | 0.75 miles | OpenRent |
| 2 Bed Terraced House, Elm Grove, IG8 | £1,800/mo | 2 | 0.75 miles | OpenRent |
| 1 Bed Flat, Queens Road, IG9 | £1,300/mo | 1 | 0.78 miles | OpenRent |
| 2 Bed Flat, Durham Avenue, IG8 | £1,600/mo | 2 | 0.81 miles | OpenRent |

**Average rent: £1,750/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.09% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,700/mo).*

- **Gross yield:** 1.1%
- **Cost-to-rent:** 88.6×
- **Monthly cashflow:** £-5,615/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -12.9%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 55 |
| Anti-social behaviour | 30 |
| Vehicle crime | 26 |
| Other theft | 13 |
| Public order | 13 |
| Burglary | 12 |
| Criminal damage and arson | 12 |
| Drugs | 6 |
| Theft from the person | 4 |
| Robbery | 2 |
| Bicycle theft | 1 |
| Other crime | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **176** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Bancroft's School | Other | 0.1 miles | — (No rating) |
| Bancroft's Preparatory School | Other | 0.1 miles | — (No rating) |
| Wells Primary School | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| St Antony's Catholic Primary School | Primary | 0.3 miles | Good — 6 Sep 2013 |
| Avon House Preparatory School | Other | 0.4 miles | — (No rating) |