# 52 TRENTBRIDGE CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3DG

## Property details

- Slug: `852318c` (address key hash: `852318c097dcde3386792e8b4c4d4e17b22f4705`)
- Postcode: IG6 3DG
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Last sold: £465,000 Jun 2026
- Local average: £515,761 (38 sales)
- Street crime: 216 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £465,000
- Date: 2026-06-03
- Type: T
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-06-03 | £465,000 | Terraced | +31% | £456,562 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/559c5ad5-01d2-afe3-e063-4804a8c004a4) |
| Sold | 2016-08-08 | £355,000 | Terraced | — | £457,318 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/3e0330ef-a495-8d89-e050-a8c062052140) |

*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 |
|---------|-------|------|------|
| 52 TRENTBRIDGE CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3DG | £465,000 | 03/06/2026 | Terraced |
| 52 TRENTBRIDGE CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3DG | £355,000 | 08/08/2016 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 265 NEW NORTH ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3AP | £515,000 | 29/01/2025 | Terraced |
| 1 CYPRESS GROVE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3AT | £490,000 | 19/08/2024 | Terraced |
| 55 TRENTBRIDGE CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3DG | £365,000 | 26/06/2024 | Terraced |
| 5 INGLEWOOD CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3EW | £310,000 | 15/11/2023 | Terraced |
| 10 INGLEWOOD CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3EW | £370,000 | 03/11/2023 | Terraced |
| 13 KESTEVEN CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3EP | £378,000 | 31/10/2023 | Terraced |
| 43 BEECH GROVE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3AR | £476,000 | 14/09/2023 | Terraced |
| 450 NEW NORTH ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3EB | £430,000 | 18/05/2023 | Terraced |
| 47 BEECH GROVE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3AR | £480,000 | 15/12/2022 | Terraced |
| 18 BEECH GROVE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3AR | £448,000 | 13/12/2022 | Terraced |
| 5 HEADINGLEY CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3DH | £315,000 | 04/11/2022 | Terraced |
| 20 FOREMARK CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3EN | £380,000 | 03/11/2022 | Terraced |
| 145 COVERT ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3BA | £385,000 | 19/10/2022 | Terraced |
| 416 NEW NORTH ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3DY | £461,000 | 12/10/2022 | Terraced |
| 1E COVERT ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3AZ | £410,000 | 12/10/2022 | Terraced |
| 27 TRAFFORD CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3DQ | £345,000 | 22/08/2022 | Terraced |
| 43 INVERNESS DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3BN | £556,000 | 18/08/2022 | Terraced |
| 1 TAUNTON CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3DN | £445,000 | 03/08/2022 | Terraced |
| 13 INVERNESS DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3BW | £470,000 | 27/07/2022 | Terraced |
| 29 KESTEVEN CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 3EP | £360,000 | 22/07/2022 | Terraced |

**Area average:** £419,450 (20 sales)

## Capital growth trend

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

- **5y growth:** 9.5%
- **10y growth:** 18.8%

## House Price Index (HM Land Registry)

*Official index for Redbridge; Terraced series; as of July 2026.*

- **1y growth (index):** -1.4%
- **5y growth (index):** 12.8%
- **10y growth (index):** 30.5%

## Rental Range

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

- **Low:** £1,553/mo
- **Realistic:** £1,726/mo
- **Optimistic:** £1,899/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Dryden Close, IG6 | £1,545/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Terraced House, Long Green, IG7 | £2,100/mo | 2 | 0.52 miles | OpenRent |

**Average rent: £1,823/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £227,875
- **Target investor price (1%):** £182,300

*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 £1,823/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.3×
- **Monthly cashflow:** £-216/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.9%

*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:** Job (default Low)

[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 | 67 |
| Anti-social behaviour | 50 |
| Shoplifting | 22 |
| Other theft | 16 |
| Public order | 15 |
| Vehicle crime | 14 |
| Burglary | 6 |
| Criminal damage and arson | 6 |
| Drugs | 6 |
| Possession of weapons | 5 |
| Robbery | 4 |
| Other crime | 3 |
| Bicycle theft | 1 |
| Theft from the person | 1 |
| **Total incidents** | **216** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| John Bramston Primary School | Primary | 0.2 miles | Good — 17 Apr 2013 |
| Manford Primary School | Primary | 0.3 miles | Good — 22 May 2022 |
| Early Years Assessment Service and Centre Co Manford Primary School | Other | 0.3 miles | — (No rating) |
| Forest Academy | Secondary | 0.6 miles | Good — 2 Mar 2023 |
| Wells Park School | Other | 0.7 miles | Outstanding — 15 Aug 2012 |