High Road & 9-10 Johnston Road, Woodford Green
Key Features
- Unique opportunity
- Prominent freehold corner property overlooking The Green/Duckpond
- Comprising 2 shops currently let to established estate agencies for £62,500 per annum
- Planning consent granted for 3 apartments in the roof space
- Includes rear courtyard
- High Road location
Description
** FREEHOLD INVESTMENT/DEVELOPMENT OPPORTUNITY ** - Located prominently on the corner of Johnston Road and High Road, Woodford Green (A104). This particular section of the High Road consists of a variety of shops, restaurants, offices and flats. Woodford Underground Station is on the Central Line and provides a regular service into Central London. The site comprises 2 ground floor shops which have traded as estate agencies for many years. Above the shops is a first floor office which is sold off but our client has retained ownership of the loft space above and planning has been granted to covert this space into 3 apartments. For further information, please call CLARKE HILLYER on .
Location - The property is located prominently on the corner of Johnston Road and High Road, Woodford Green (A104). This particular section of the High Road consists of a variety of shops, restaurants, offices and flats. Woodford Underground Station is on the Central Line and provides a regular service into Central London. Access to the motorway network is via Junction 26 of the M25 at Waltham Abbey or via the North Circular Road (A406) at The Waterworks roundabout and local buses serve this location.
Description - The site comprises 2 ground floor shops which have traded as estate agencies for many years. Above the shops is a first floor office which is sold off but our client has retained ownership of the loft space above. The retail accommodation is more particularly described as follows:
380-382 High Road: Sales area (inc kitchenette): 600 sq ft (55.7 sq m); WC.
384 High Road: Sales area: 1,043 sq ft (96.9 sq m); Kitchenette: 34 sq ft (3.2 sq m); WC.
All measurements quoted are approximate only.
Tenancies - 380-382 High Road: Let to Abode (Woodford) Ltd on a 10 year FRI lease from May 2019. The current rent is £24,000 per annum.
384 High Road: Let to Arun Estate Agencies Ltd on a 10 year FRI lease from March 2023, subject to a 5 year tenant's break clause and rent review. The current rent is £38,500 per annum.
The 1st floor and part of the ground floor are sold off on a 125 year lease from 2009.
Planning - Planning consent has been granted (Ref no 0513/22) to convert the loft space into 3 self-contained apartments (one x 1-bedroom & two x 2-bedroom) with balconies/terraces, associated amenity space, landscaping, together with cycle and refuse storage.
Terms - The freehold is available, subject to the existing tenancies and with the benefit of the planning consent, for £1,575,000.
Business Rates - Redbridge Council have informed us of the following in respect of the shops:
380-382 High Road 2023 Rateable Value: £24,250
384 High Road 2023 Rateable Value: £37,250
Viewings - Strictly via sole agents Clarke Hillyer, tel .
Epcs - 384 High Road has an Energy Performance Certificate rating of C. An EPC has been ordered for 380-382 High Road and will be available in due course.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-01-29
Energy Performance Certificate
Energy Efficiency Rating
Based on UK Energy Performance Certificate standards (EU Directive 2002/91/EC)
Running costs are one side. Planning activity, flood history and ground risks for this location are in the full report.
Utilities & Restrictions
Utilities
- Electricity
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- Water
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- Heating
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- Broadband
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- Sewerage
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Rights & Restrictions
- Public Rights of Way
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- Private Rights of Way
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- Listed Property
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- Restrictions
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Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
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- Parking
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- Garden
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Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
1.8 Gbps
Gigabit full fibre · available to 79% of premises
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Woodford Green Primary School317 metresOfsted: Outstanding *
- Ages
- 2 to 11
- Pupils
- 242
- Type
- Academy converter
- St Antony's Catholic Primary School767 metresNo Ofsted rating
- Ages
- 3 to 11
- Pupils
- 438
- Type
- Voluntary aided school
- Faith
- Roman Catholic
- Wells Primary School882 metresOfsted: Outstanding *
- Ages
- 3 to 11
- Pupils
- 341
- Type
- Community school
- Oakhill Primary School989 metresOfsted: Outstanding *
- Ages
- 4 to 11
- Pupils
- 207
- Type
- Community school
- Churchfields Junior School0.8 milesOfsted: Outstanding *
- Ages
- 7 to 11
- Pupils
- 477
- Type
- Community school
Secondary
- Woodford County High School338 metresOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,237
- Type
- Community school
- Gender
- Girls
- Trinity Catholic High School803 metresOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,603
- Type
- Voluntary aided school
- Faith
- Roman Catholic
- Woodbridge High School0.8 milesOfsted: Outstanding
- Ages
- 11 to 18
- Pupils
- 1,980
- Type
- Community school
- Highams Park School0.8 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,592
- Type
- Academy converter
- Heathcote School & Science College1.2 milesNo Ofsted rating
- Ages
- 11 to 18
- Pupils
- 1,115
- Type
- Community school
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
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1. Source of information
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2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
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© LandSale | Version 1.3 - August 2026
Listing agent
Clarke Hillyer Limited, Loughton
Unit 2, Buckingham Court, Rectory Lane, Loughton, IG10 2QZ
Contact Clarke Hillyer Limited, Loughton
Unit 2, Buckingham Court, Rectory Lane, Loughton, IG10 2QZ
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