# 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 Terraced House, Elm Grove, IG8 | £1,800/mo | 2 | 0.75 miles | OpenRent |
| 2 Bed Flat, Durham Avenue, IG8 | £1,600/mo | 2 | 0.81 miles | OpenRent |

**Average rent: £1,600/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.09% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 1.1%
- **Cost-to-rent:** 94.2×
- **Monthly cashflow:** £-5,705/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -13.1%

*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) |