# 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)