Land by postcode · IG area · Woodford Green
Woodford Green covers the IG8 postcode district, in Greater London. Planning applications here are decided mostly by the Redbridge planning authority, with Waltham Forest covering the rest. Below: what homes sold for, which planning controls apply, and what that means before you sell or develop a plot in Woodford Green.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07 across the IG8 district. This is market context for the town, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
754
Median sale price
£600,000
Median £ per m² of floor area
£7,467
Median, last 12m vs prior 12m
0%
£600,000 → £600,000
Mix of sales: 10% detached, 26% semi-detached, 36% terraced, 27% flats.
New-build sales 2023–2024: 0 of 745 (0%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 797 live postcodes in IG8 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
20 of 797 postcodes
177 of 797 postcodes
Woodford Green · COA00000197 · Woodford Bridge · COA00000763 · COA00000398 and 3 more
108 of 797 postcodes
3 separate directions recorded, each removing particular permitted development rights within a defined area. The largest named one is the Higham's Area of Special Character.
No postcodes in IG8 fall inside: National Landscape (AONB), National Park.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
3% of postcodes in Woodford Green are inside the Green Belt, so Woodford Green has land both inside and outside it. Which side of the boundary a plot sits on determines whether the Green Belt tests apply to it at all.
22% of postcodes fall within a conservation area. Inside one, demolition needs consent, some permitted development rights are reduced, and new work is assessed against the character and appearance of the area.
These are town-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in Woodford Green since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 16 decided since 2021, 4 refused.
11 of 16
approved, 69%
48% across London
36 homes approved of 47 applied for
Approved examples
Development At 397 To 401, High Road (7 new homes)
Erection of three storey building to provide four residential units comprising three x 2-bedroom and one x 1-bedroom flat and commercial uni...
Approved 2022-09-08, Redbridge ref 0249/21
Development At 30, Fairview Gardens (1 new home)
New three-bedroom bungalow with associated parking and refuse storage. (summary)
Approved 2021-04-12, Redbridge ref 0379/21
Development Rear Of 630, High Road (1 new home)
Erection of one 3 x bedroom single dwelling house with associated waste / refuse and amenity space. Three additional car parking spaces to t...
Approved 2021-03-31, Redbridge ref 0338/21
By the kind of plot, from the wording of each proposal:
7 decided since 2021, 1 refused
6 of 7
approved, 86%
45% across London
Approved examples
Development At 397 To 401, High Road
Erection of three storey building to provide four residential units comprising three x 2-bedroom and one x 1-bedroom flat and commercial uni...
Approved 2022-09-08, Redbridge ref 0249/21
Also decided here: 6 applications for outbuildings, annexes or garden buildings, 3 approved.
Decided planning applications (not extensions, conditions or tree works) from the councils' own registers, summed across the 1 of 1 postcode districts in Woodford Green that carry them, classified by the wording of each proposal. Counts, not estimates; within a district, a class with fewer than three applications is not counted.
Woodford Green is split between planning authorities: Redbridge (80% of sampled postcodes), Waltham Forest (14%). The remaining 6% of postcodes fall under authorities not resolved for this page.
Borough guides: Selling land in Redbridge · Selling land in Waltham Forest
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the town average. Across Woodford Green, 3% of postcodes are in the Green Belt and 22% in a conservation area. on Green Belt or National Landscape plots a new home is the exception and needs a specific case, and a replacement dwelling, a conversion or a modest extension is usually the realistic route. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it.
Often, yes. 14% of postcodes in Woodford Green are under an Article 4 direction (3 separate directions), which withdraws particular permitted development rights, so an outbuilding, extension or change of use that is automatic elsewhere needs an application there. Outside those areas, permitted development applies to houses and their gardens but not to agricultural land or paddocks, where a new building or a new use normally needs permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In Woodford Green the median sale is £600,000, and only 0% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no town figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in Woodford Green would be measured against a £600,000 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Computed from open-data records; town-level, not plot-level measurements. Woodford Green here means the postcode district whose most common post town is Woodford Green. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL); conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open, contains OS data © Crown copyright and database right 2026. Figures computed 2026-10-19.