Semi-Detached 2 sales on record

39 ARUNDEL DRIVE

WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BZ

£778,000

Location

Map view View on Google Maps View on OpenStreetMap Street View IG8 9BZ

Nearby

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

Type	Name	Distance
Shop	Toms Convenience Store	0.2 miles
Bus stop	Vernon Avenue	0.2 miles
Train station	Woodford	0.5 miles
University	Arden University Stratford Campus	4.4 miles
Hospital	North London Hospice Winchmore Hill	5.4 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Floor area

127 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£778,000 Jan 2026

Price per m²

£6,126/m²

Local average

£825,789 (28 sales)

Street crime

251 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 11/09/2023

Expiry date: 10/09/2033

Current heating cost: £2,606/year

Potential heating cost: £1,619/year

Est. upgrade cost to C: £19,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	26/01/2026	£778,000	Semi-detached	+37.1%	£774,358 to April 2026	View transaction
Sold	04/09/2015	£567,500	Semi-detached	—	£856,893 to April 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
7 PARKLAND ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AP	£687,000	26/03/2025	Semi-detached
45 INGATESTONE ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AN	£880,000	17/11/2023	Semi-detached
23 THE VALE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BX	£723,000	16/10/2023	Semi-detached
1 FAIRLAWN DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AW	£750,000	06/10/2023	Semi-detached
24 ST RONANS CRESCENT, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9DG	£700,000	17/07/2023	Semi-detached
34 FOREST APPROACH, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BS	£819,100	07/07/2023	Semi-detached
26 ROKEBY GARDENS, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9HT	£925,000	25/11/2022	Semi-detached
45 ST RONANS CRESCENT, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9DQ	£884,000	24/10/2022	Semi-detached
28 ST RONANS CRESCENT, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9DG	£900,000	22/09/2022	Semi-detached
52 ST RONANS CRESCENT, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9DG	£865,000	21/09/2022	Semi-detached
3 ARUNDEL DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BZ	£1,050,000	08/09/2022	Semi-detached
46 MAYFAIR GARDENS, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AB	£1,207,000	02/09/2022	Semi-detached
7 FAIRLAWN DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AW	£770,000	26/08/2022	Semi-detached
36 CHURCHFIELDS, LONDON, REDBRIDGE, GREATER LONDON, E18 2QZ	£945,000	24/08/2022	Semi-detached
70 FOREST APPROACH, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BU	£885,000	30/06/2022	Semi-detached
32 MAYFAIR GARDENS, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AB	£1,090,000	09/06/2022	Semi-detached
10 TREVOR ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AJ	£598,000	30/05/2022	Semi-detached
27 THE VALE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BX	£850,000	23/05/2022	Semi-detached
17 ROKEBY GARDENS, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9HT	£681,750	28/04/2022	Semi-detached
64 ABBOTSFORD GARDENS, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9HW	£740,500	28/02/2022	Semi-detached

Area average: £847,518 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth 23.7%

10y growth 16.5%

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

1y (index) 3.7%

5y (index) 18.9%

10y (index) 37.9%

Rental Range

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

Low £1,553/mo

Realistic £1,725/mo

Optimistic £1,898/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 from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Gordon Road, E18	£1,900/mo	2	0.26 miles	OpenRent
3 Bed Flat, Queen Mary Avenue, E18	£2,700/mo	3	0.29 miles	OpenRent
2 Bed Flat, St Barnabas Road, IG8	£2,000/mo	2	0.33 miles	OpenRent
2 Bed Maisonette, Fosters Close, E18	£1,950/mo	2	0.36 miles	OpenRent
2 Bed Flat, Rectory Court, E18	£1,950/mo	2	0.42 miles	OpenRent
2 Bed Flat, St Barnabas Road, IG8	£2,400/mo	2	0.44 miles	OpenRent
2 Bed Flat, Woodford Green, IG8	£800/mo	2	0.53 miles	OpenRent
2 Bed Flat, The Broadway, IG8	£2,100/mo	2	0.53 miles	OpenRent
1 Bed Flat, Snakes Lane, IG8	£1,790/mo	1	0.59 miles	OpenRent
Studio Flat, Thornwood Close, E18	£1,200/mo	1	0.61 miles	OpenRent
1 Bed Flat, Walton Lodge, E18	£2,750/mo	1	0.61 miles	OpenRent
3 Bed Terraced House, Greenstead Gardens, IG8	£2,200/mo	3	0.66 miles	OpenRent
1 Bed Flat, Scenix House, E18	£1,475/mo	1	0.71 miles	OpenRent
2 Bed Flat, Chalford Walk, IG8	£2,200/mo	2	0.71 miles	OpenRent
4 Bed Terraced House, Snakes Lane East, IG8	£1,000/mo	4	0.71 miles	OpenRent
4 Bed Terraced House, Snakes Lane East, IG8	£1,000/mo	4	0.71 miles	OpenRent
2 Bed Flat, Albert Road, E18	£1,800/mo	2	0.76 miles	OpenRent

Average rent: £1,836/mo (17 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.25%

Max investor price (0.8%) £243,750

Target investor price (1%) £195,000

Gross yield 3%

Cost-to-rent ratio 33.2×

Monthly cashflow £-1,334/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.1%

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)

Street-level crime

Category	Count
Violence and sexual offences	79
Anti-social behaviour	53
Other theft	27
Vehicle crime	26
Burglary	13
Drugs	13
Public order	13
Shoplifting	11
Robbery	7
Theft from the person	7
Possession of weapons	2
Total incidents	251

Within 1 mile during May 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
Woodbridge High School	Secondary	0.3 miles	Outstanding — 26 Apr 2023
Churchfields Infants' School	Primary	0.3 miles	Outstanding — 15 Sep 2024
Churchfields Junior School	Primary	0.3 miles	— (Inspected (no overall grade))
St Aubyn's School	Other	0.5 miles	— (No rating)
Woodford Green Preparatory School	Other	0.5 miles	— (No rating)

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
16/05/2005	16/04/2005	8	2

# 39 ARUNDEL DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BZ

## Property details

- Slug: `c6ca049` (address key hash: `c6ca049284518048e607fe56e8cfd2d1469c9cf1`)
- Postcode: IG8 9BZ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 127 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £778,000 Jan 2026
- Price per m²: £6,126/m²
- Local average: £825,789 (28 sales)
- Street crime: 251 incidents within 1 mile (May 2026)

## Latest sale

- Price: £778,000
- Date: 2026-01-26
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 10/09/2033
- **Current heating cost:** £2,606/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9494-3030-5201-3877-0204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-26 | £778,000 | Semi-detached | +37.1% | £774,358 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-11db-d8ea-e063-4704a8c0bf7d) |
| Sold | 2015-09-04 | £567,500 | Semi-detached | — | £856,893 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/0b309352-76c6-48e7-aa5c-3395b73ce72a) |

*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 |
|---------|-------|------|------|
| 39 ARUNDEL DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BZ | £778,000 | 26/01/2026 | Semi-detached |
| 39 ARUNDEL DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BZ | £567,500 | 04/09/2015 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 PARKLAND ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AP | £687,000 | 26/03/2025 | Semi-detached |
| 45 INGATESTONE ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AN | £880,000 | 17/11/2023 | Semi-detached |
| 23 THE VALE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BX | £723,000 | 16/10/2023 | Semi-detached |
| 1 FAIRLAWN DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AW | £750,000 | 06/10/2023 | Semi-detached |
| 24 ST RONANS CRESCENT, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9DG | £700,000 | 17/07/2023 | Semi-detached |
| 34 FOREST APPROACH, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BS | £819,100 | 07/07/2023 | Semi-detached |
| 26 ROKEBY GARDENS, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9HT | £925,000 | 25/11/2022 | Semi-detached |
| 45 ST RONANS CRESCENT, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9DQ | £884,000 | 24/10/2022 | Semi-detached |
| 28 ST RONANS CRESCENT, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9DG | £900,000 | 22/09/2022 | Semi-detached |
| 52 ST RONANS CRESCENT, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9DG | £865,000 | 21/09/2022 | Semi-detached |
| 3 ARUNDEL DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BZ | £1,050,000 | 08/09/2022 | Semi-detached |
| 46 MAYFAIR GARDENS, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AB | £1,207,000 | 02/09/2022 | Semi-detached |
| 7 FAIRLAWN DRIVE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AW | £770,000 | 26/08/2022 | Semi-detached |
| 36 CHURCHFIELDS, LONDON, REDBRIDGE, GREATER LONDON, E18 2QZ | £945,000 | 24/08/2022 | Semi-detached |
| 70 FOREST APPROACH, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BU | £885,000 | 30/06/2022 | Semi-detached |
| 32 MAYFAIR GARDENS, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AB | £1,090,000 | 09/06/2022 | Semi-detached |
| 10 TREVOR ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9AJ | £598,000 | 30/05/2022 | Semi-detached |
| 27 THE VALE, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9BX | £850,000 | 23/05/2022 | Semi-detached |
| 17 ROKEBY GARDENS, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9HT | £681,750 | 28/04/2022 | Semi-detached |
| 64 ABBOTSFORD GARDENS, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 9HW | £740,500 | 28/02/2022 | Semi-detached |

**Area average:** £847,518 (20 sales)

## Capital growth trend

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

- **5y growth:** 23.7%
- **10y growth:** 16.5%

## House Price Index (HM Land Registry)

*Official index for Redbridge; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3.7%
- **5y growth (index):** 18.9%
- **10y growth (index):** 37.9%

## Rental Range

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

- **Low:** £1,553/mo
- **Realistic:** £1,725/mo
- **Optimistic:** £1,898/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Gordon Road, E18 | £1,900/mo | 2 | 0.26 miles | OpenRent |
| 3 Bed Flat, Queen Mary Avenue, E18 | £2,700/mo | 3 | 0.29 miles | OpenRent |
| 2 Bed Flat, St Barnabas Road, IG8 | £2,000/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Maisonette, Fosters Close, E18 | £1,950/mo | 2 | 0.36 miles | OpenRent |
| 2 Bed Flat, Rectory Court, E18 | £1,950/mo | 2 | 0.42 miles | OpenRent |
| 2 Bed Flat, St Barnabas Road, IG8 | £2,400/mo | 2 | 0.44 miles | OpenRent |
| 2 Bed Flat, Woodford Green, IG8 | £800/mo | 2 | 0.53 miles | OpenRent |
| 2 Bed Flat, The Broadway, IG8 | £2,100/mo | 2 | 0.53 miles | OpenRent |
| 1 Bed Flat, Snakes Lane, IG8 | £1,790/mo | 1 | 0.59 miles | OpenRent |
| Studio Flat, Thornwood Close, E18 | £1,200/mo | 1 | 0.61 miles | OpenRent |
| 1 Bed Flat, Walton Lodge, E18 | £2,750/mo | 1 | 0.61 miles | OpenRent |
| 3 Bed Terraced House, Greenstead Gardens, IG8 | £2,200/mo | 3 | 0.66 miles | OpenRent |
| 1 Bed Flat, Scenix House, E18 | £1,475/mo | 1 | 0.71 miles | OpenRent |
| 2 Bed Flat, Chalford Walk, IG8 | £2,200/mo | 2 | 0.71 miles | OpenRent |
| 4 Bed Terraced House, Snakes Lane East, IG8 | £1,000/mo | 4 | 0.71 miles | OpenRent |
| 4 Bed Terraced House, Snakes Lane East, IG8 | £1,000/mo | 4 | 0.71 miles | OpenRent |
| 2 Bed Flat, Albert Road, E18 | £1,800/mo | 2 | 0.76 miles | OpenRent |

**Average rent: £1,836/mo (17 listings)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £243,750
- **Target investor price (1%):** £195,000

*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 £1,950/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33.2×
- **Monthly cashflow:** £-1,334/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.1%

*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 | 79 |
| Anti-social behaviour | 53 |
| Other theft | 27 |
| Vehicle crime | 26 |
| Burglary | 13 |
| Drugs | 13 |
| Public order | 13 |
| Shoplifting | 11 |
| Robbery | 7 |
| Theft from the person | 7 |
| Possession of weapons | 2 |
| **Total incidents** | **251** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Woodbridge High School | Secondary | 0.3 miles | Outstanding — 26 Apr 2023 |
| Churchfields Infants' School | Primary | 0.3 miles | Outstanding — 15 Sep 2024 |
| Churchfields Junior School | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| St Aubyn's School | Other | 0.5 miles | — (No rating) |
| Woodford Green Preparatory School | Other | 0.5 miles | — (No rating) |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2704242
- **Address:** 39 Arundel Drive, WOODFORD GREEN, IG8 9BZ
- **Certificate Issued:** 16/05/2005
- **Work Completed:** 16/04/2005
- **Items:** 8 window(s), 2 door(s)