Homes in Woodford sell for about £555,000 at the middle of the market, and that figure flatters the word "houses". Nearly half of what changes hands is a flat. A terrace costs about £715,000. A semi goes for about £930,000. The £555,000 median comes from averaging a one-bed and a family home into a price that buys neither.
The Land Registry recorded 197 sales in Woodford in the year to May 2026, at a median of £555,000. Flats were the biggest group, 92 sales at a median of about £395,000. The 65 terraces went for about £715,000 and the 31 semi-detached houses for about £930,000. Only 9 detached houses sold, at a median of £820,000. That put them below the semis, which only happens when nine sales are left to speak for a whole category. The semi column is the one that tells you where the money is.
The house price index for the area showed average prices up 2.4% in the twelve months to May 2026, with flats down 0.4% over the same period. Both are small moves. A buyer hoping a correction will knock a few percent off a semi will be waiting a while, and the index puts flat prices close to flat.
Band C is the most common council tax band, and only about 12% of homes fall into bands A or B. Redbridge charges about £2,300 a year at band D. Bands here spread a long way up the scale, so look up the band for the specific house on the Valuation Office Agency's list. Two flats in the same converted villa can sit a band apart.
Across Redbridge, the Office for National Statistics' rental index puts the typical private rent at about £1,720 a month as of April 2026. That is a borough-wide average, and the index works it out as a mean. By size, the borough averages about £1,360 for a one-bed, £1,680 for a two-bed, £1,980 for a three-bed and £2,720 for four bedrooms or more. There is no reliable borough figure for studios or single rooms.
The Office for National Statistics models gross household income, before tax, at about £84,000 a year for the financial year to March 2023. That is a comfortable income in most of the country, but here it stretches only so far: it gets a flat without much fuss and makes a terrace a serious undertaking. Semis are left to buyers who either sold one somewhere else first or have a parent with strong views about property.
For the sales that can be matched to a floor area on an energy certificate, about 70% of the total, the median works out at about £6,700 per square metre. The typical home behind that figure has about 100 square metres of floor space. That is a fair-sized family home by London standards, and the square metres are paid for at London rates.
At the 2021 census, about 19% of Woodford's households had one bedroom, 32% two, 24% three and 26% four or more. A quarter of homes with four bedrooms or more is a lot of family space for a place where nearly half the sales are flats. Those big houses rarely come up, and they explain where the top of the price range comes from.
Woodford is middling on price: the flats are reachable on a good income, and anything with a garden and a staircase costs well past the median that gets quoted.