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Living in Woodford: Local Guide and Property Market

July 28, 2021

Woodford’s growth dates back to the 18th century when wealthy London merchants built mansions in a green, leafy area previously populated only by small medieval hamlets. Reflecting its history, the area retains many grand Edwardian and Victorian homes, together with properties from the 1920s and 1930s.

As Woodford’s population grew, it became a municipal borough in 1937 and part of Greater London in 1965 joining neighbouring districts Wanstead and Ilford to form the borough of Redbridge.

Woodford’s history features many well-known people, including Sir Winston Churchill, the area’s MP from 1945 to1964. The suffragette Sylvia Pankhurst had a home in Woodford Green and the artist William Morris spent his early life at Woodford Hall, a Georgian Mansion.

Woodford today

Woodford is just 10 miles from central London, a pleasant suburban area in northeast London that still feels like a series of villages – Woodford Bridge, Woodford Green, Woodford Wells and Monkhams. It’s a green area, close to Epping Forest, Wanstead Flats and the Roding Valley and has many local parks and open spaces like the hilly Claybury Park and Repton Park. Highams Park on the edge of the district was created by the famous landscape designer, Sir Humphrey Repton.

The area has good road and rail connections with the North Circular Road passing through and the M25 and M11 motorways close by. There are two Central Line Tube stations, Woodford and South Woodford, with 20 minute journey times to the City and 30 minutes to the West End.

Living in Woodford

Woodford has a strong attraction for families and a reputation for keeping them.

Good quality schools abound in the area, with all local primary schools rated good or better by Ofsted, and a number rated outstanding. There are two local selective grammar schools and two comprehensive schools rated outstanding and good. Woodford also has a number of private primary and preparatory schools and two local private schools taking pupils all through the age groups.

Portico’s Woodford Manager, Daniel Cantle, says, “Woodford Green is a wonderful location to set up home whether a young couple looking for a vibrant area and good commuting options, a family looking for excellent schools and green spaces or for those even looking to downsize and find a peaceful location to enjoy the summer afternoons and delve into an area full of history. Few families who grow up in Woodford leave the area. And, with the quality of life, that’s hardly surprising.”

There are plenty of established properties to choose from and no major regeneration projects to change the character of Woodford. The Knighton & Monkhams Estates is an affluent area consisting mainly of large, detached homes. Monkhams was originally a country estate between Woodford and Chigwell in what was then rural Essex. In the late 19th century, the area contained a country house, which was owned by West Ham founder Arnold Hills.

Residents of Woodford are spoiled for choice when it comes to local amenities.

Woodford has plenty of sports and leisure facilities covering golf, tennis, squash, cricket and athletics. The Woodford Wells Club, for example, has two cricket pitches, 11 tennis courts, four squash courts and an indoor sports hall. There is a Virgin Active swimming pool close to Repton Park and a larger council poll in nearby Barkingside.

There is a multiplex cinema in the High Road and a drama centre at Churchfields where people can enjoy theatre, dance, music and children’s entertainment.

Daniel reiterates this, “The local area oozes with history from Woodford Green Cricket Club situated on ‘The Green’, which was founded in 1735, Woodford Golf Club, founded in 1890, which is one of the oldest golf clubs in Essex and north-east London and a founder member of the Essex Golf Union and the statue of Sir Winston Churchill, who was MP for Woodford between 1945 and 1964 stands tall over Salway Hill.”

Woodford also has a good selection of local stores, shopping centres and national brand stores around the area. The main shopping centre is close to South Woodford Tube station featuring national names and local independent retailers.

For dining out, there is a good selection of international restaurants, traditional pubs, gastro pubs, wine bars and cocktail bars. The Woodford Green High Road offers Miler & Carters, Prezzo and Bel-Sit to name a few, whilst the Broadway offers a range of shops and coffee shops before you take the commute into London.

Woodford property market: Sales

Daniel continues, “The sales market has been buoyant in the IG8 area driven by a lack of available properties and many people wanting to set up home in the area. Woodford Green benefits from Central Line access and has London Overground routes via a short trip to Highams Park Station. Schools are a major factor when choosing Woodford Green with Wells Primary, Woodford Green Prep, St Anthony’s COE, Ray Lodge Primary, Trinity, Woodford County, St Aubyn’s and Bancroft Private School all excellent choices which lead family’s to the area.”

Properties in Woodford had an overall average price of £580,122 over the last year, according to Rightmove. The majority of sales in Woodford during the last year were terraced properties, selling for an average price of £603,172. Flats sold for an average of £342,945, with semi-detached properties fetching £702,712. Overall, sold prices in Woodford over the last year were 7 percent up on the previous year and 7 percent up on the 2018 peak of £544,521.

Portico’s real-time Woodford sales figures show the following average prices – 1-bedroom house £271,000, 2-bedroom house £396,000, 3-bedroom house £635,000, and 4-bedroom house £1,097,000. The greatest current availability is for 2 or 4-bedroom properties.

Among the most popular areas in Woodford are the Monkhams Estate and the Firs Estate. The Monkhams Estate is a small garden suburb with many Edwardian ‘Arts and Crafts’ detached and semi-detached properties, while the Firs Estate is home to properties built in the 1920s and 1930s.

A development in Repton Park built on the site of a former hospital offers attractive flats and houses in landscaped grounds, together with a cricket pitch and health club. Woodford has its share of expensive properties with mock Tudor homes and houses with baronial features fetching prices from £1.5 million to £3 million.

There are few new-built homes in the area, with small, earlier developments at Discovery in Highams Park offering 81 flats, some with Right to Buy deals for first-time buyers, and Queen Mary’s Gate in neighbouring South Woodford where around 480 homes were built.

Related: How Does Help To Buy Work?

Related: Free Broker Fees For All First Time Buyers

Impact of regeneration

There are no major renovation projects in Woodford. The local council’s vision is to maintain the area as a vibrant, diverse and busy centre with a strong daytime and evening economy. The council plans to support and promote the business focus of the area, particularly the independent nature of the businesses which are located within it.

They will seek to enhance local heritage recognising the centre's rich Victorian and Edwardian character. Upcoming plans for South Woodford include:

  • New homes - 430
  • New retail floorspace - 3,500 square metres
  • New employment floorspace - 6,100 square metres
  • New jobs - 600

Property for sale in Woodford


4 Bedrooms, 2 Bathrooms

Ingatestone Road, Woodford, IG8

£800,000 (Freehold)

View property details.

4 Bedrooms, 3 Bathrooms

Regents Drive, Woodford Green, IG8

£599,950 (Leasehold)

View property details.


2 Bedrooms, 2 Bathrooms

High Road, South Woodford, E18

£460,000 (Leasehold)

View property details.

2 Bedrooms, 2 Bathrooms

High Road, Woodford Green, IG8

£450,000 (Leasehold)

View property details.


4 bedrooms, 2 bathrooms

Glengall Road, Woodford Green, IG8

£1,200,000 (Freehold)

View property details.


2 bedrooms, 1 bathroom

Brunel Road, Chigwell IG8

£500,000 (Freehold)

View property details.


2 bedrooms, 2 bathrooms

Woodside Road, Woodford Green, IG8

£1,000,000 (Freehold)

View property details.


5 bedrooms, 4 bathrooms

Farm Way, Buckhurst Hill, IG9

£1,200,000 (Freehold)

View property details.

Woodford property market: Rentals

Woodford does not have a large rental market compared to other parts of London. Portico’s real-time figures show the following average weekly rent prices – studio flats £185, 1-bedroom property £251, 2-bedroom property £303, 3-bedroom property £368 and 4-bedroom property £622. The greatest current availability is for 2-bedroom properties.

Property for rent in Woodford

3 Bedrooms, 1 Bathroom

Avenue Road, Woodford Green, IG8

£404 per week (£1,755 pcm) tenancy info

View property details.


2 Bedrooms, 1 Bathroom

New Wanstead, Wanstead, E11

£369 per week (£1,604 pcm) tenancy info

View property details.


1 Bedroom, 1 Bathroom

Church Hill, Upper Walthamstow, E17

£288 per week (£1,250 pcm) tenancy info

View property details.









Looking to buy, rent or invest in Woodford?

Woodford has many attractive features for homebuyers, tenants and landlords. It offers a wide choice of family homes, a strong local community, easy commuting, many green spaces and good education and leisure facilities.

If you would like to find out more about the area, or about specific properties, please contact our Woodford estate agents on 020 8559 2110 and our team can give you the inside story.

For a free online property valuation, click here.


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