# 1 bedroom apartment for sale (IG8 0RD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 6, WOODSIDE LODGE, 597, HIGH ROAD, WOODFORD GREEN, GREATER LONDON IG8 0RD |
| Price | £270,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 37 m² |
| Last sold | £278,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 11/02/2035
- **Current heating cost:** £695/year
- **Est. upgrade cost to C:** £6,155

### Recommendations
- W2 (£4,000 - £6,000)
- Y (£585 - £725)
- X (£500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2218-3365-5002-0092-2606)

## Description

Ideally located within the sought after area of Woodford Green, this attractive ground floor apartment benefits from its own private entrance and a private patio space.

The property features a modern open plan kitchen, living and dining area, creating a bright and versatile space for both relaxing and entertaining. The contemporary kitchen is fitted with integrated appliances and offers a dedicated area for cooking and preparing meals.

The apartment further comprises a well proportioned double bedroom and a stylish, modern shower room.

Externally, the property boasts a private patio area, ideal for al fresco dining or enjoying outdoor space, as well as access to an additional communal garden. The property also benefits from an allocated parking space.

Woodford Green is a sought after area offering a blend of attractive residential surroundings, excellent local amenities and access to open green spaces. The area features a range of shops, cafés and restaurants along Woodford Broadway, while open green spaces such as Epping Forest provide scenic walking routes and outdoor leisure opportunities. The location is also well connected, with Woodford Underground Station offering convenient Central Line services into the City and West End.

Contact Durden & Hunt for a viewing!

Council Band B Redbridge.

Leasehold, years remaining: 94

Annual Ground Rent: To be confirmed.

Annual Service Charge: To be confirmed.

Durden & Hunt have utilised digital AI staging for this property, and some or all of the furniture shown may have been added for illustrative purposes only as a visual guide. Buyers and tenants are advised to satisfy themselves as to the space, layout and contents of the property through physical inspection.

Anti-Money Laundering (AML) Checks

In accordance with UK Anti-Money Laundering Regulations, Durden & Hunt is required to carry out identity and anti-money laundering checks on all buyers and sellers involved in a property transaction.

If an offer is accepted on a property then buyers will be required to pay a non-refundable compliance fee of £72 (including VAT) per person. To provide a secure and efficient service, these checks are carried out by our trusted third-party compliance partner, Coadjute. The fee paid to Coadjute covers the cost of identity verification, anti-money laundering screening, source of funds verification, ongoing compliance monitoring and administration associated with meeting our regulatory obligations. These checks must be paid for and completed by buyers before a Memorandum of Sale can be issued.

Consumer Protection from Unfair Trading Regulations 2008. Misrepresentations Act 1967. Property Misdescriptions Act 1991.

Please note photography was captured prior to the current owner and some images have been finished with CGI. These details are prepared as a general guide only and should not be relied upon as a basis to enter a legal contract or to commit expenditure. The sales particulars may change in the course of time and any interested party is advised to make a final inspection of the property prior to exchange of contracts or signing of a tenancy agreement. Durden & Hunt have not tested any apparatus, equipment, fixtures and fittings or services. Items shown in photographs are not necessarily included. On occasion photographs may be owner supplied. On most occasions features and facilities of a property are owner advised and potential buyers/tenants are advised to confirm these. Please note that service charge, ground rent and lease lengths are subject to change, and the information we have supplied was true at time of instruction. References to the tenure, lease length, ground rent and service charges for any property are based on information supplied by the seller, buyers are advised to obtain verification of these stated figures from their solicitor before purchasing. Any mention of planning potential or planning permission is based on the current owners opinion, a potential buyer should assume that this is a speculative opinion only and is not based on planning permission being granted or professional advice, unless otherwise stated. Any reference to distance to stations, amenities or schools are taken from portal estimated distances, buyers are advised to do their own research on distances. Buyers/Tenants must check the availability of any property and make an appointment to view before embarking on any journey to see a property. Durden & Hunt are a proud member of The Property Ombudsmen.

EPC Rating: D

## Property Photos

- ![Woodside.1.jpg](/listings/photos/89428824/711856) - Woodside.1.jpg
- ![Woodside Living Room copy[92].jpg](/listings/photos/89428824/711857) - Woodside Living Room copy[92].jpg
- ![Woodside-11.1.jpg](/listings/photos/89428824/711858) - Woodside-11.1.jpg
- ![Woodside-10.jpg](/listings/photos/89428824/711859) - Woodside-10.jpg
- ![Woodside Bedroom copy.jpg](/listings/photos/89428824/711860) - Woodside Bedroom copy.jpg
- ![Woodside-15.jpg](/listings/photos/89428824/711861) - Woodside-15.jpg
- ![Woodside-16.1.jpg](/listings/photos/89428824/711862) - Woodside-16.1.jpg
- ![Woodside-17.1.jpg](/listings/photos/89428824/711863) - Woodside-17.1.jpg
- ![Woodside-2.1.jpg](/listings/photos/89428824/711864) - Woodside-2.1.jpg
- ![Woodside-3.1.jpg](/listings/photos/89428824/711865) - Woodside-3.1.jpg

## Floorplans

- ![Floorplan 1](/listings/photos/89428824/711866) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/89428824/711867) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WOODSIDE LODGE, 597 6 HIGH ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0RD | £278,000 | 23/01/2026 | Flat |
| WOODSIDE LODGE, 597 6 HIGH ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0RD | £205,000 | 16/10/2014 | Flat |
| WOODSIDE LODGE, 597 6 HIGH ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0RD | £75,000 | 17/11/2000 | Flat |
| WOODSIDE LODGE, 597 6 HIGH ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0RD | £86,500 | 06/01/2000 | Flat |
| WOODSIDE LODGE, 597 6 HIGH ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0RD | £50,000 | 10/10/1995 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PERCIVAL HOUSE, 526 - 534 6 HIGH ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0PN | £347,750 | 03/12/2025 | Flat |
| 600B HIGH ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0PS | £365,000 | 12/12/2023 | Flat |
| LILAC HOUSE, 512 - 514 FLAT 3 HIGH ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0PN | £325,000 | 03/08/2022 | Flat |
| 171 WHITEHALL ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0RH | £375,000 | 29/07/2022 | Flat |
| 165B WHITEHALL ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0RH | £340,000 | 18/05/2022 | Flat |
| PERCIVAL HOUSE, 526 - 534 1 HIGH ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0PN | £375,000 | 16/12/2021 | Flat |
| [Same street] WOODSIDE LODGE, 597 5 HIGH ROAD, WOODFORD GREEN, REDBRIDGE, GREATER LONDON, IG8 0RD | £224,000 | 06/12/2021 | Flat |

**Street average:** £224,000 (1 sale)
**Area average:** £354,625 (6 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £318,690 (28 Flat, IG8, 2024–2026)
- **Deviation:** -15.3%

## 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).*

- **LHA floor (this property size):** £997/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Russell Road, IG9 | £1,600/mo | 1 | 0.94 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.59% (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:** 7.1%
- **Cost-to-rent:** 14.1×
- **Monthly cashflow:** £352/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.4%

*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).*

## Price per Square Metre

- **£/m²:** £7,297/m²

## Capital growth trend

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

- **5y growth:** -7.8%
- **10y growth:** -10.2%

## House Price Index (HM Land Registry)

*Official index for Redbridge; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** -0.4%
- **5y growth (index):** 4.2%
- **10y growth (index):** 16.4%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

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