# 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 |