# 2 bedroom apartment for sale (IG2 7QN) ## Property Details | Key | Value | |-----|-------| | Address | 74 ST PETERS CLOSE, ILFORD, GREATER LONDON IG2 7QN | | Price | £264,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | C | | Last sold | £262,500 Feb 2026 | ## Description NO CHAIN INVOLVED - READY TO MOVE IN 1 MILE TO NEWBURY PARK CENTRAL LINE TUBE STATION * CHAIN FREE * TWO BEDROOM FIRST FLOOR MAISONETTE * OWN FRONT BALCONY * WITH PARKING SPACE * EXCELLENT DECORATIVE ORDER * LEASEHOLD 93 YEARS REMAINING * SUPERB KITCHEN * DOUBLE BEDROOMS WITH FITTED WARDROBES * CENTRAL HEATING * CLOSE TO LOCAL SHOPS SCHOOLS & AMENITIES * COMMUNAL GROUNDS * EPC Rating = C **IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases. ILF250112/2 ## Property Photos - ![Front Elevation](/listings/photos/168455120/919899) - Front Elevation - ![Balcony](/listings/photos/168455120/919900) - Balcony - ![Picture No. 01](/listings/photos/168455120/919902) - Picture No. 01 - ![Picture No. 12](/listings/photos/168455120/919905) - Picture No. 12 - ![Living Room](/listings/photos/168455120/919906) - Living Room - ![Living Room](/listings/photos/168455120/919914) - Living Room - ![Picture No. 21](/listings/photos/168455120/919919) - Picture No. 21 - ![Picture No. 03](/listings/photos/168455120/919928) - Picture No. 03 - ![Picture No. 04](/listings/photos/168455120/919939) - Picture No. 04 - ![Picture No. 07](/listings/photos/168455120/919946) - Picture No. 07 - ![Picture No. 19](/listings/photos/168455120/919953) - Picture No. 19 - ![Picture No. 17](/listings/photos/168455120/919956) - Picture No. 17 - ![Picture No. 13](/listings/photos/168455120/919960) - Picture No. 13 - ![Picture No. 15](/listings/photos/168455120/919961) - Picture No. 15 - ![Picture No. 05](/listings/photos/168455120/919965) - Picture No. 05 - ![Picture No. 18](/listings/photos/168455120/919968) - Picture No. 18 - ![Picture No. 06](/listings/photos/168455120/919969) - Picture No. 06 - ![Picture No. 08](/listings/photos/168455120/919973) - Picture No. 08 - ![Balcony](/listings/photos/168455120/919975) - Balcony - ![Balcony](/listings/photos/168455120/919977) - Balcony - ![Picture No. 26](/listings/photos/168455120/919978) - Picture No. 26 ## Floorplans - ![Floorplan](/listings/photos/168455120/919979) - Floorplan ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 74 ST PETERS CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7QN | £262,500 | 20/02/2026 | Flat | | 74 ST PETERS CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7QN | £275,000 | 15/09/2016 | Flat | | 74 ST PETERS CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7QN | £48,000 | 12/05/1997 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 81 ST PETERS CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7QN | £225,000 | 29/03/2023 | Flat | | 87 ST PETERS CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7QN | £228,000 | 17/03/2023 | Flat | | 58 ST PETERS CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7QN | £275,000 | 04/11/2022 | Flat | **Area average:** £242,667 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £273,889 (18 Flat, IG2, 2024–2026) - **Deviation:** -3.6% ## Rental Range *ONS Price Index of Private Rents (Redbridge). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,553/mo - **Realistic:** £1,725/mo - **Optimistic:** £1,898/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,247/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 | |------|------|------|------|------| | 2 Bed Flat, Aldborough Road North, IG2 | £1,900/mo | 2 | 0.29 miles | OpenRent | | 2 Bed Maisonette, Eastern Avenue, IG2 | £1,950/mo | 2 | 0.33 miles | OpenRent | | 2 Bed Flat, Eastern Avenue, IG2 | £1,500/mo | 2 | 0.35 miles | OpenRent | | 2 Bed Semi-Detached House, Eastern Avenue, IG2 | £1,750/mo | 2 | 0.39 miles | OpenRent | **Average rent: £1,775/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.69% (weak for cashflow) - **Max investor price (0.8%):** £228,125 - **Target investor price (1%):** £182,500 *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 £1,825/mo).* - **Gross yield:** 8.3% - **Cost-to-rent:** 12.1× - **Monthly cashflow:** £578/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 9.1% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 17.6% - **10y growth:** -5.5% ## House Price Index (HM Land Registry) *Official index for Redbridge; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -0.2% - **5y growth (index):** 5.4% - **10y growth (index):** 18.7% ## 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)