Terraced 2 sales on record

76 HEADLEY DRIVE

ILFORD, REDBRIDGE, GREATER LONDON, IG2 6LU

£645,000

Location

Map view View on Google Maps View on OpenStreetMap Street View IG2 6LU

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Ashurst Drive	0.1 miles
Shop	Sakthi Cash & Carry	0.2 miles
Train station	Gants Hill	0.4 miles
Hospital	Neonatal Unit, L1 Z2	4.0 miles
University	Arden University Stratford Campus	4.3 miles

Property details

Tenure

Freehold

Property type

Terraced

Floor area

110 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£645,000 Jan 2026

Price per m²

£5,864/m²

Local average

£540,063 (16 sales)

Street crime

439 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 22/02/2019

Expiry date: 21/02/2029

Current heating cost: £715/year

Potential heating cost: £416/year

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (1,500)
50 mm internal or external wall insulation (14,000)
Floor insulation (suspended floor) (1,200)
Floor insulation (solid floor) (6,000)
Low energy lighting for all fixed outlets (60)
Replace boiler with new condensing boiler (3,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	29/01/2026	£645,000	Terraced	+26.5%	£638,443 to March 2026	View transaction
Sold	14/06/2019	£510,000	Terraced	—	£666,110 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
45 MARTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SJ	£519,000	27/11/2025	Terraced
3 MARTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SJ	£458,000	12/09/2025	Terraced
52 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SG	£535,000	07/03/2025	Terraced
63 HEADLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6LU	£505,000	25/10/2023	Terraced
117 HEADLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6QL	£500,000	10/10/2023	Terraced
40 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SG	£540,000	29/09/2023	Terraced
10 DENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6QU	£595,000	11/07/2023	Terraced
58 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN	£500,000	10/05/2023	Terraced
68 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN	£500,500	05/05/2023	Terraced
11 ASHURST DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SQ	£507,000	03/03/2023	Terraced
80 HEADLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6LU	£512,000	16/12/2022	Terraced
43 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN	£670,000	14/12/2022	Terraced
78 ASHURST DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SB	£475,000	02/12/2022	Terraced
61 HEADLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6LU	£660,000	28/07/2022	Terraced
502 EASTERN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6EH	£565,000	25/07/2022	Terraced
7 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SF	£700,000	20/07/2022	Terraced
539 EASTERN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6PJ	£595,000	23/05/2022	Terraced
620 EASTERN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6PQ	£560,000	20/05/2022	Terraced
60 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN	£565,500	03/05/2022	Terraced
8 LONSDALE CRESCENT, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6DE	£600,000	22/04/2022	Terraced

Area average: £553,100 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth 5.3%

10y growth 18.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Redbridge. Series: Terraced. As of March 2026.

1y (index) 1.8%

5y (index) 18.5%

10y (index) 38.4%

Rental Range

Estimated market rent for Redbridge. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,552/mo

Realistic £1,724/mo

Optimistic £1,896/mo

Based on Local Authority from postcode lookup → Redbridge.

LHA (30th percentile) 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, City Gate House, IG2	£1,700/mo	2	0.25 miles	OpenRent
2 Bed Flat, Frinton Mews, IG2	£2,000/mo	2	0.32 miles	OpenRent

Average rent: £1,850/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.29%

Max investor price (0.8%) £231,250

Target investor price (1%) £185,000

Gross yield 3.4%

Cost-to-rent ratio 29.1×

Monthly cashflow £-900/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.8%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	134
Anti-social behaviour	80
Vehicle crime	42
Shoplifting	35
Criminal damage and arson	31
Other theft	26
Public order	24
Drugs	18
Burglary	14
Robbery	12
Other crime	9
Theft from the person	9
Possession of weapons	3
Bicycle theft	2
Total incidents	439

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Gearies Primary School	Primary	0.3 miles	— (Inspected (no overall grade))
St Augustine's Catholic Primary School	Primary	0.3 miles	Good — 4 Feb 2016
Valentines High School	Secondary	0.4 miles	Outstanding — 21 Nov 2021
Newbury Park Primary School	Primary	0.5 miles	— (Inspected (no overall grade))
Fullwood Primary School	Primary	0.6 miles	Outstanding — 17 Jun 2024

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 76 HEADLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6LU

## Property details

- Slug: `ec4d9e0` (address key hash: `ec4d9e05f18d1a0cd14076b2ddf4ba287df79a60`)
- Postcode: IG2 6LU
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 110 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £645,000 Jan 2026
- Price per m²: £5,864/m²
- Local average: £540,063 (16 sales)
- Street crime: 439 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £645,000
- Date: 2026-01-29
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 21/02/2029
- **Current heating cost:** £715/year

### Recommendations
- A2 (1,500)
- Q (14,000)
- W1 (1,200)
- W2 (6,000)
- E (60)
- I (3,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2128-5056-7282-6121-9954)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-29 | £645,000 | Terraced | +26.5% | £638,443 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-332c-591c-e063-4704a8c00c31) |
| Sold | 2019-06-14 | £510,000 | Terraced | — | £666,110 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/8f1b26bd-f68e-53db-e053-6c04a8c03649) |

*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 |
|---------|-------|------|------|
| 76 HEADLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6LU | £645,000 | 29/01/2026 | Terraced |
| 76 HEADLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6LU | £510,000 | 14/06/2019 | 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 |
|---------|-------|------|------|
| 45 MARTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SJ | £519,000 | 27/11/2025 | Terraced |
| 3 MARTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SJ | £458,000 | 12/09/2025 | Terraced |
| 52 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SG | £535,000 | 07/03/2025 | Terraced |
| 63 HEADLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6LU | £505,000 | 25/10/2023 | Terraced |
| 117 HEADLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6QL | £500,000 | 10/10/2023 | Terraced |
| 40 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SG | £540,000 | 29/09/2023 | Terraced |
| 10 DENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6QU | £595,000 | 11/07/2023 | Terraced |
| 58 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN | £500,000 | 10/05/2023 | Terraced |
| 68 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN | £500,500 | 05/05/2023 | Terraced |
| 11 ASHURST DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SQ | £507,000 | 03/03/2023 | Terraced |
| 80 HEADLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6LU | £512,000 | 16/12/2022 | Terraced |
| 43 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN | £670,000 | 14/12/2022 | Terraced |
| 78 ASHURST DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SB | £475,000 | 02/12/2022 | Terraced |
| 61 HEADLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6LU | £660,000 | 28/07/2022 | Terraced |
| 502 EASTERN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6EH | £565,000 | 25/07/2022 | Terraced |
| 7 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SF | £700,000 | 20/07/2022 | Terraced |
| 539 EASTERN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6PJ | £595,000 | 23/05/2022 | Terraced |
| 620 EASTERN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6PQ | £560,000 | 20/05/2022 | Terraced |
| 60 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN | £565,500 | 03/05/2022 | Terraced |
| 8 LONSDALE CRESCENT, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6DE | £600,000 | 22/04/2022 | Terraced |

**Area average:** £553,100 (20 sales)

## Capital growth trend

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

- **5y growth:** 5.3%
- **10y growth:** 18.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.8%
- **5y growth (index):** 18.5%
- **10y growth (index):** 38.4%

## Rental Range

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

- **Low:** £1,552/mo
- **Realistic:** £1,724/mo
- **Optimistic:** £1,896/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, City Gate House, IG2 | £1,700/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Frinton Mews, IG2 | £2,000/mo | 2 | 0.32 miles | OpenRent |

**Average rent: £1,850/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.1×
- **Monthly cashflow:** £-900/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.8%

*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 | 134 |
| Anti-social behaviour | 80 |
| Vehicle crime | 42 |
| Shoplifting | 35 |
| Criminal damage and arson | 31 |
| Other theft | 26 |
| Public order | 24 |
| Drugs | 18 |
| Burglary | 14 |
| Robbery | 12 |
| Other crime | 9 |
| Theft from the person | 9 |
| Possession of weapons | 3 |
| Bicycle theft | 2 |
| **Total incidents** | **439** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Gearies Primary School | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| St Augustine's Catholic Primary School | Primary | 0.3 miles | Good — 4 Feb 2016 |
| Valentines High School | Secondary | 0.4 miles | Outstanding — 21 Nov 2021 |
| Newbury Park Primary School | Primary | 0.5 miles | — (Inspected (no overall grade)) |
| Fullwood Primary School | Primary | 0.6 miles | Outstanding — 17 Jun 2024 |