# 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:** 26.2%
- **10y growth:** 16.8%

## 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 |
| 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, 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 |
| 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: £1,740/mo (14 listings)**

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 2.9%
- **Cost-to-rent:** 35×
- **Monthly cashflow:** £-1,424/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.6%

*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)