Sold Terraced

60 WELLWOOD ROAD

ILFORD, GREATER LONDON IG3 8TZ

4 beds 1,432 sq ft Listed 18 Oct 2007 (-6806d)

£430,000

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# 4 bedroom terraced house for sale (IG3 8TZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 60 WELLWOOD ROAD, ILFORD, GREATER LONDON IG3 8TZ |
| Price | £430,000 |
| Bedrooms | 4 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 133 m² |
| Last sold | £375,000 Nov 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £819/year
- **Est. upgrade cost to C:** £19,900

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9140-2833-6691-9321-1191)

## Description

4 Bedrooms

2 Reception Rooms

Double Glazed

Gas Central Heating

Off Street Parking

Brick Built Shed

Abbots Estate Agents are favoured to offer this Four bedroom, mid terrace property with off street parking.  Two receptions.  Brick built shed. Double glazed.  Gas Central Heating.

## Property Photos

- ![Front](/listings/photos/9732738/618235) - Front
- ![Reception 1](/listings/photos/9732738/618238) - Reception 1
- ![Reception 2](/listings/photos/9732738/618240) - Reception 2
- ![Rear Garden](/listings/photos/9732738/618242) - Rear Garden

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 60 WELLWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8TZ | £375,000 | 25/11/2016 | 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 |
|---------|-------|------|------|
| 47 PRIMROSE AVENUE, ROMFORD, REDBRIDGE, GREATER LONDON, RM6 4PU | £762,500 | 15/01/2026 | Terraced |
| 100 KINGSWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8UD | £600,000 | 26/11/2025 | Terraced |
| 164 WESTWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8SA | £530,000 | 07/03/2025 | Terraced |
| 12 FARNHAM ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8QB | £424,000 | 04/02/2025 | Terraced |
| 141 WESTWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8SE | £460,000 | 24/11/2023 | Terraced |
| 39 PRIMROSE AVENUE, ROMFORD, REDBRIDGE, GREATER LONDON, RM6 4PU | £540,000 | 20/11/2023 | Terraced |
| 10 MEADS LANE, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8QA | £470,000 | 14/09/2023 | Terraced |
| 162 WESTWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8SA | £415,000 | 17/08/2023 | Terraced |
| 85 KINGSWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8UB | £505,000 | 12/05/2023 | Terraced |
| 123 WESTWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8SE | £498,000 | 03/05/2023 | Terraced |
| 18 DOUGLAS ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8UX | £500,000 | 31/03/2023 | Terraced |
| 32 KINGSWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8UE | £600,000 | 09/03/2023 | Terraced |
| 37 ILFRACOMBE GARDENS, ROMFORD, REDBRIDGE, GREATER LONDON, RM6 4RL | £450,000 | 06/03/2023 | Terraced |
| 68 EASTWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8UU | £745,000 | 11/01/2023 | Terraced |
| 12 DOUGLAS ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8UX | £590,000 | 15/12/2022 | Terraced |
| 96 WESTWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8RZ | £501,000 | 09/12/2022 | Terraced |
| 36 MEADS LANE, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8QA | £470,000 | 05/12/2022 | Terraced |
| 98 BLYTHSWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8SG | £650,000 | 02/12/2022 | Terraced |
| 16 BARLEY LANE, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8XF | £485,000 | 25/11/2022 | Terraced |
| 27 ILFRACOMBE GARDENS, ROMFORD, REDBRIDGE, GREATER LONDON, RM6 4RL | £510,000 | 18/11/2022 | Terraced |

**Area average:** £535,275 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £502,032 (31 Terraced, IG3, 2024–2026)
- **Deviation:** -14.3%

## 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).*

- **LHA floor (this property size):** £1,795/mo

## 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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Westwood Road, IG3 | £2,700/mo | 4 | 0.16 miles | OpenRent |
| 4 Bed Semi-Detached House, Express Drive, IG3 | £3,000/mo | 4 | 0.4 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.66% (weak for cashflow)
- **Max investor price (0.8%):** £356,250
- **Target investor price (1%):** £285,000

*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 £2,850/mo).*

- **Gross yield:** 8%
- **Cost-to-rent:** 12.6×
- **Monthly cashflow:** £847/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.1%

*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).*

## Price per Square Metre

- **£/m²:** £3,233/m²

## Capital growth trend

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

- **5y growth:** 11.2%
- **10y growth:** 18.3%

## 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%

## 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)

Front Reception 1 Reception 2 Rear Garden

/ 4

Property details

Floor area

133 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£375,000 Nov 2016

Price per m²

£3,233/m²

Local average

£502,032 (-14.3%)

Deprivation

Decile 4 (10,209 of 33,755)

Street crime

621 incidents within 1 mile (Mar 2026)

Description

4 Bedrooms
2 Reception Rooms
Double Glazed
Gas Central Heating
Off Street Parking
Brick Built Shed

Abbots Estate Agents are favoured to offer this Four bedroom, mid terrace property with off street parking. Two receptions. Brick built shed. Double glazed. Gas Central Heating.

Listed by

Ilford

Countrywide UK Sales - Connells

Reference: 9732738

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 27/11/2019

Current heating cost: £819/year

Potential heating cost: £582/year

Est. upgrade cost to C: £19,900

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	25/11/2016 (9 years ago)	£375,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
47 PRIMROSE AVENUE, ROMFORD, REDBRIDGE, GREATER LONDON, RM6 4PU	£762,500	15/01/2026	Terraced
100 KINGSWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8UD	£600,000	26/11/2025	Terraced
164 WESTWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8SA	£530,000	07/03/2025	Terraced
12 FARNHAM ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8QB	£424,000	04/02/2025	Terraced
141 WESTWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8SE	£460,000	24/11/2023	Terraced
39 PRIMROSE AVENUE, ROMFORD, REDBRIDGE, GREATER LONDON, RM6 4PU	£540,000	20/11/2023	Terraced
10 MEADS LANE, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8QA	£470,000	14/09/2023	Terraced
162 WESTWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8SA	£415,000	17/08/2023	Terraced
85 KINGSWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8UB	£505,000	12/05/2023	Terraced
123 WESTWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8SE	£498,000	03/05/2023	Terraced
18 DOUGLAS ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8UX	£500,000	31/03/2023	Terraced
32 KINGSWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8UE	£600,000	09/03/2023	Terraced
37 ILFRACOMBE GARDENS, ROMFORD, REDBRIDGE, GREATER LONDON, RM6 4RL	£450,000	06/03/2023	Terraced
68 EASTWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8UU	£745,000	11/01/2023	Terraced
12 DOUGLAS ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8UX	£590,000	15/12/2022	Terraced
96 WESTWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8RZ	£501,000	09/12/2022	Terraced
36 MEADS LANE, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8QA	£470,000	05/12/2022	Terraced
98 BLYTHSWOOD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8SG	£650,000	02/12/2022	Terraced
16 BARLEY LANE, ILFORD, REDBRIDGE, GREATER LONDON, IG3 8XF	£485,000	25/11/2022	Terraced
27 ILFRACOMBE GARDENS, ROMFORD, REDBRIDGE, GREATER LONDON, RM6 4RL	£510,000	18/11/2022	Terraced

Area average: £535,275 (20 sales)

Capital growth trend

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

5y growth 11.2%

10y growth 18.3%

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: £1,795/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View IG3 8TZ

Nearby

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

Type	Name	Distance
Bus stop	Eccleston Crescent	0.1 miles
Bus stop	Percy Road	0.1 miles
Train station	Goodmayes	0.3 miles
Shop	Aldi	0.4 miles
Shop	B&M Bargains	0.4 miles
Train station	Seven Kings	0.7 miles
Hospital	Neonatal Unit, L1 Z2	4.5 miles
Hospital	Rainbow Ward	4.5 miles
University	Arden University Stratford Campus	5.5 miles
University	University of Greenwich	7.8 miles

Street-level crime

Category	Count
Violence and sexual offences	235
Anti-social behaviour	100
Shoplifting	66
Vehicle crime	59
Other theft	34
Criminal damage and arson	30
Public order	25
Burglary	23
Robbery	16
Theft from the person	15
Drugs	10
Other crime	6
Bicycle theft	1
Possession of weapons	1
Total incidents	621

Within 1 mile during Mar 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
Farnham Green Primary School	Primary	0.2 miles	Good — 20 Apr 2020
Barley Lane Primary School	Primary	0.2 miles	Good — 18 May 2016
Eastcourt Independent School	Other	0.2 miles	Requires improvement — 26 Feb 2023
Chadwell Heath Academy	Secondary	0.4 miles	Requires improvement — 2 Mar 2023
Goodmayes Primary School	Primary	0.5 miles	Good — 12 May 2024

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
4 Bed Terraced House, Westwood Road, IG3	£2,700/mo	4	0.16 miles	OpenRent
4 Bed Semi-Detached House, Express Drive, IG3	£3,000/mo	4	0.4 miles	OpenRent

Average rent: £2,850/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.66%

Max investor price (0.8%) £356,250

Target investor price (1%) £285,000

Gross yield 8%

Cost-to-rent ratio 12.6×

Monthly cashflow £847/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.1%

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).