# 74 ST PETERS CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7QN

## Property details

- Slug: `7702d32` (address key hash: `7702d3272da9ca4873c5c3f5ee707e29f83fc10e`)
- Postcode: IG2 7QN
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £262,500 Feb 2026
- Local average: £273,889 (18 sales)
- Street crime: 424 incidents within 1 mile (May 2026)

## Latest sale

- Price: £262,500
- Date: 2026-02-20
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £262,500 | Flat | -4.5% | £262,240 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-1220-d8ea-e063-4704a8c0bf7d) |
| Sold | 2016-09-15 | £275,000 | Flat | +472.9% | £314,241 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/3e0330ef-a64b-8d89-e050-a8c062052140) |
| Sold | 1997-05-12 | £48,000 | Flat | — | £260,387 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/2a289e9f-3597-cdc8-e050-a8c063054829) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 74 ST PETERS CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7QN | £262,500 | 20/02/2026 | Flat |
| 74 ST PETERS CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7QN | £275,000 | 15/09/2016 | Flat |
| 74 ST PETERS CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7QN | £48,000 | 12/05/1997 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [168455120](http://87.117.209.195:8080/listings/2eae5ce)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £262,500 |
| listed | 2025-10-21 | £264,000 |
| sold | 2016-01-01 | £275,000 |
| sold | 2003-01-01 | £165,000 |
| sold | 2002-01-01 | £114,000 |
| sold | 1997-01-01 | £48,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 81 ST PETERS CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7QN | £225,000 | 29/03/2023 | Flat |
| 87 ST PETERS CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7QN | £228,000 | 17/03/2023 | Flat |
| 58 ST PETERS CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7QN | £275,000 | 04/11/2022 | Flat |

**Area average:** £242,667 (3 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Monarch Way, Ilford, Essex](http://87.117.209.195:8080/listings/33d4dee) | £275,000 | 2 | Flat | 0.67 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 11.9%
- **10y growth:** -5.5%

## House Price Index (HM Land Registry)

*Official index for Redbridge; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -0.2%
- **5y growth (index):** 5.4%
- **10y growth (index):** 18.7%

## Rental Range

*ONS Price Index of Private Rents (Redbridge). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,553/mo
- **Realistic:** £1,725/mo
- **Optimistic:** £1,898/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Aldborough Road North, IG2 | £1,900/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Maisonette, Eastern Avenue, IG2 | £1,950/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Eastern Avenue, IG2 | £1,500/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Semi-Detached House, Eastern Avenue, IG2 | £1,750/mo | 2 | 0.41 miles | OpenRent |

**Average rent: £1,775/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £228,125
- **Target investor price (1%):** £182,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,825/mo).*

- **Gross yield:** 8.3%
- **Cost-to-rent:** 12×
- **Monthly cashflow:** £584/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.2%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 153 |
| Anti-social behaviour | 75 |
| Shoplifting | 56 |
| Vehicle crime | 35 |
| Public order | 28 |
| Other theft | 20 |
| Robbery | 14 |
| Burglary | 13 |
| Drugs | 9 |
| Other crime | 5 |
| Possession of weapons | 5 |
| Theft from the person | 5 |
| Bicycle theft | 3 |
| Criminal damage and arson | 3 |
| **Total incidents** | **424** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Hatchside School | Other | 0.3 miles | Good — 12 Nov 2023 |
| William Torbitt Primary School | Primary | 0.3 miles | Good — 25 Sep 2024 |
| Oaks Park High School | Secondary | 0.4 miles | Good — 2 Dec 2019 |
| Avanti Court Primary School | Primary | 0.6 miles | Good — 21 Jul 2022 |
| Newbury Park Primary School | Primary | 0.8 miles | — (Inspected (no overall grade)) |