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Abbotsford Gardens, Woodford Green

MyStreetCheck free street report: Abbotsford Gardens, Woodford Green · 31 October 2026 · www.mystreetcheck.co.uk/woodford-green-greater-london/abbotsford-gardens/

House prices, sold prices and local information for IG8 9HW, IG8 9HN, IG8 9HP.

Average price (last 12 months)
£1,067,500
2 sales
Average price (since 2017)
£818,280
25 sales
Price range
£450k – £1.2m
lowest to highest sale
Last sale
4 Jun 2026
IG8 9HW

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At a glance

House prices£1.07m average71% above the Woodford Green average CrimeLower than averageLower crime than about 70% of neighbourhoods in England DeprivationLess deprived than mostDecile 9 of 10 (10 = least deprived) Flood riskIn a flood warning areaCheck the GOV.UK long-term risk Nearest station12 min walkWoodford Underground Station Schools3 rated Good or betterWithin 1.5 miles, 2 Outstanding Ultrafast broadband100% of homesNational average 80% Freehold or leaseholdAll freeholdAcross 26 Land Registry sales Conservation areaChecking…Planning designations Green beltChecking…Planning designations Listed buildingsChecking…Within about 200 m Planning applicationsChecking…Within 500 m, last 90 days

25 property sales on Abbotsford Gardens, Woodford Green have been recorded by HM Land Registry since 2017. In the last 12 months 2 homes sold here for an average of £1,067,500. Most sales here are semi-detached homes, which have sold for an average of £833,714. That is 71% above the Woodford Green average of £625,011 over the same period. 3 homes here have sold more than once since 2017; 3 of them sold for more the second time. By property type, sales here have been 56% semi-detached, 44% terraced. Recorded sale prices on Abbotsford Gardens range from £450,000 to £1,195,000. Every home sold here was sold freehold. Of 58 streets in Woodford Green with at least two sales in the last year, Abbotsford Gardens ranks 4th for average price, putting it in the top 10%.

House prices on Abbotsford Gardens compared

Abbotsford Gardens£1,067,500
IG8 postcode area£620,934
Woodford Green£625,011
England & Wales£358,701

Average sale price over the last 12 months. See all IG8 house prices.

Average sale price by year

2017: £740,000 (1 sales)2017£740k2018: £970,000 (2 sales)2018£970k2019: £628,750 (4 sales)2019£629k2021: £758,000 (3 sales)2021£758k2022: £740,500 (1 sales)2022£741k2023: £707,500 (2 sales)2023£708k2024: £833,125 (4 sales)2024£833k2025: £894,167 (6 sales)2025£894k2026: £1,067,500 (2 sales)2026£1.07m

Tenure: 100% freehold and 0% leasehold across 26 recorded sales.

Prices by property type

TypeSalesAverage priceLast sold
Semi-detached14£833,7144 Jun 2026
Terraced11£798,63612 Jan 2026

Sold prices on Abbotsford Gardens

AddressDatePriceTypeTenure
32, Abbotsford Gardens IG8 9HW 4 Jun 2026£1,195,000 Semi-detachedFreehold
27, Abbotsford Gardens IG8 9HW 12 Jan 2026£940,000 TerracedFreehold
41, Abbotsford Gardens IG8 9HW 5 Sep 2025£830,000 TerracedFreehold
32, Abbotsford Gardens IG8 9HW 2 Sep 2025£830,000 Semi-detachedFreehold
14, Abbotsford Gardens IG8 9HN 11 Apr 2025£785,000 TerracedFreehold
30, Abbotsford Gardens IG8 9HW 27 Mar 2025£1,140,000 Semi-detachedFreehold
5, Abbotsford Gardens IG8 9HN 26 Mar 2025£670,000 Semi-detachedFreehold
12, Abbotsford Gardens IG8 9HN 23 Jan 2025£1,110,000 Semi-detachedFreehold
19, Abbotsford Gardens IG8 9HW 22 Nov 2024£842,500 Semi-detachedFreehold
25, Abbotsford Gardens IG8 9HW 12 Sep 2024£865,000 TerracedFreehold
80, Abbotsford Gardens IG8 9HP 9 Aug 2024£700,000 TerracedFreehold
70, Abbotsford Gardens IG8 9HP 16 May 2024£925,000 TerracedFreehold
72, Abbotsford Gardens IG8 9HP 8 Dec 2023£680,000 TerracedFreehold
47, Abbotsford Gardens IG8 9HW 29 Sep 2023£735,000 TerracedFreehold
64, Abbotsford Gardens IG8 9HW 28 Feb 2022£740,500 Semi-detachedFreehold
34, Abbotsford Gardens IG8 9HW 19 Aug 2021£900,000 TerracedFreehold
58, Abbotsford Gardens IG8 9HW 21 Jun 2021£674,000 Semi-detachedFreehold
42, Abbotsford Gardens IG8 9HW 25 May 2021£700,000 TerracedFreehold
4, Abbotsford Gardens IG8 9HN 6 Dec 2019£720,000 Semi-detachedFreehold
65, Abbotsford Gardens IG8 9HP 12 Nov 2019£725,000 TerracedFreehold
35, Abbotsford Gardens IG8 9HW 3 May 2019£620,000 Semi-detachedFreehold
19, Abbotsford Gardens IG8 9HW 2 Apr 2019£450,000 Semi-detachedFreehold
30, Abbotsford Gardens IG8 9HW 11 Oct 2018£945,000 Semi-detachedFreehold
32, Abbotsford Gardens IG8 9HW 20 Sep 2018£995,000 Semi-detachedFreehold
8, Abbotsford Gardens IG8 9HN 12 Jan 2017£740,000 Semi-detachedFreehold
62, Abbotsford Gardens IG8 9HW 23 May 2016£685,000 Semi-detachedFreehold

Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.

Sale history: homes sold more than once

AddressSalesChange
32, Abbotsford Gardens £995,000 (Sep 2018) → £830,000 (Sep 2025) → £1,195,000 (Jun 2026) +20%
over 8 yrs
30, Abbotsford Gardens £945,000 (Oct 2018) → £1,140,000 (Mar 2025) +21%
over 6 yrs
19, Abbotsford Gardens £450,000 (Apr 2019) → £842,500 (Nov 2024) +87%
over 6 yrs

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Crime and flood risk near Abbotsford Gardens

Crime

231 crimes were reported within about a mile of Abbotsford Gardens in August 2026.

Crime level compared with the rest of England (10 = lowest crime):

12345678910

Lower crime than about 70% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).

Violence & sexual offences54
Anti-social behaviour52
Vehicle crime35
Other theft26
Public order22
Burglary12

Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.

Flood risk

Abbotsford Gardens is in or near 3 Environment Agency flood areas:

  • Ching Brook in the London Borough of Waltham Forest Flood warning area
  • Lower River Lee from Hoddesdon to Canning Town Flood alert area
  • Lower Lee tributaries Flood alert area

Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.

Schools near Abbotsford Gardens

SchoolTypeAgesOfstedDistance
St Aubyn's School 438 pupils Other independent school 3–11 Report 0.3 mi
Churchfields Infants' School 429 pupils Primary 5–7 Outstanding Report 0.3 mi
Churchfields Junior School 477 pupils Primary 7–11 Report 0.3 mi
Woodford County High School 1,237 pupils Secondary 11–18 Good Report 0.5 mi
Woodbridge High School 1,980 pupils Secondary 11–18 Outstanding Report 0.5 mi
Woodford Green Preparatory School 366 pupils Other independent school 3–11 Report 0.5 mi
Snaresbrook Prep School 89 pupils Other independent school 3–11 Report 0.7 mi
Oakdale Infants' School 299 pupils Primary 3–7 Report 0.7 mi

Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.

Getting around, shops and health

Train, tram & metro stations

  • Highams Park station 1.1 mi · 22 min walk
  • Wood Street station 1.5 mi · 30 min walk
  • Walthamstow Central station 2.2 mi · 44 min walk
  • Woodford Underground Station 0.6 mi · 12 min walk
  • South Woodford Underground Station 0.7 mi · 14 min walk

Nearest bus stops

  • St Albans Road (Stop G, WOODFORD GREEN HIGH ROAD) 3 min walk
  • Empress Avenue Woodford Green (Stop Y, WOODFORD GREEN HIGH ROAD) 3 min walk
  • Chelmsford Road (Stop X, WOODFORD GREEN HIGH ROAD) 4 min walk
  • Churchfields (->S, HIGH ROAD) 4 min walk

GP surgeries

  • The Elmhurst Practice
    114 High Road, South Woodford, London · 0.3 mi
  • Queen Mary Practice
    South Woodford Health Centre, 114 High Road, London · 0.3 mi
  • Southdene Surgery
    The Shrubberies, George Lane, London · 0.5 mi
  • The Shrubberies Medical Centre
    12 The Shrubberies, George Lane, London · 0.5 mi

Supermarkets

  • Tesco Express Tesco Woodford Green Express · 0.2 mi
  • Waitrose Waitrose South Woodford · 0.4 mi
  • Marks and Spencer Simply Food M&S South Woodford SF · 0.5 mi
  • Sainsburys Sainsburys South Woodford · 0.6 mi

Pharmacies

  • Churchfields Pharmacy · 0.2 mi
  • Allens Pharmacy · 0.4 mi
  • Boots · 0.5 mi

Dentists

  • Woodford House Dental Practice · 0.1 mi
  • Dental Surgery · 0.6 mi
  • Woodford Dental Care · 0.6 mi

Sources: Department for Transport (NaPTAN), NHS England organisation data, and GEOLYTIX Retail Points (open data). Walking times are estimates from straight-line distance.

Area profile

Deprivation

12345678910

This neighbourhood is in decile 9 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.

Income7 of 10
Employment7 of 10
Education and skills9 of 10
Health and disability10 of 10
Crime8 of 10
Access to housing and services9 of 10
Living environment4 of 10

Each domain ranked in deciles across England (10 = least deprived).

Homes

HereEng & Wales
Owned67.8%62.5%
Private rented15.8%20.3%
Social rented16.4%17.1%
Households581

People

HereEng & Wales
Under 1519.2%17.4%
Aged 15–6464.0%64.1%
Aged 65+16.9%18.6%
Residents1,530

Broadband

HereUK
Superfast (30Mbit+)100%95%
Ultrafast (300Mbit+)100%80%
Gigabit-capable100%80%

Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.

Mobile signal

HereEng & Wales
4G indoors, all 4 networks98%89%
4G indoors, at least 1 network100%100%
4G outdoors, all 4 networks100%99%
Calls indoors, all 4 networks99%92%

Share of homes across Redbridge with good coverage (Jul 2025). Signal varies street by street; check your exact address on Ofcom's checker. Source: Ofcom Connected Nations.

Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.

Energy ratings and home sizes on Abbotsford Gardens

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Who lives around Abbotsford Gardens

Ethnic group

HereRedbridge
White64.1%34.8%
Asian, Asian British or Asian Welsh19.4%47.3%
Black, Black British, Black Welsh, Caribbean or African7.1%8.4%
Other ethnic group4.8%5.4%
Mixed or Multiple ethnic groups4.6%4.1%

Religion

HereRedbridge
Christian42.1%30.5%
No religion26.9%12.6%
Muslim12.9%31.3%
Hindu5.8%11.1%
Not answered5.7%5.7%
Jewish3.3%2.1%
Sikh2.3%5.7%
Other religion0.7%0.7%

Country of birth

HereRedbridge
Born in the UK75.6%56.4%
Born outside the UK24.4%43.6%

Highest qualification

HereRedbridge
Level 4 qualifications and above46.9%42.4%
Level 3 qualifications13.6%13.7%
Level 2 qualifications12.9%11.2%
No qualifications12.8%17.3%
Level 1 and entry level qualifications8.1%8.6%
Apprenticeship3.4%3.1%
Other qualifications2.3%3.6%

General health

HereRedbridge
Very good health56.1%51.3%
Good health29.9%34%
Fair health10%10.6%
Bad health3.4%3.1%
Very bad health0.7%1%

Cars or vans per household

HereRedbridge
1 car or van in household48.1%45.5%
2 cars or vans in household24.1%20.3%
No cars or vans in household22.1%27.5%
3 or more cars or vans in household5.7%6.7%

Source: Census 2021 (ONS), via Nomis. Percentages of usual residents or households, as recorded in March 2021.

Figures cover the surrounding neighbourhood (Lower Layer Super Output Area, about 1,500 residents). Full demographics of Redbridge.

Planning and heritage near Abbotsford Gardens

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Planning applications near Abbotsford Gardens

Recent planning applications around Abbotsford Gardens from the council's planning register. Choose how far to look:

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