# 1 bedroom flat for sale (IG1 3AH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 39A, SELBORNE ROAD, ILFORD, ILFORD, GREATER LONDON IG1 3AH |
| Price | £290,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £118,000 May 2003 |

## Description

Green Lane Residential are delighted to present for sale this Exceptional Quarter Conversion in One of Ilford's Most Sought-After Locations

Rarely do properties of this calibre come to market. Situated in a prime Ilford location, this outstanding ground-floor quarter conversion offers a truly unique opportunity for discerning buyers seeking style, space, and convenience.

Beautifully presented throughout, the property is offered in immaculate condition and feels every bit like a show home, with tasteful décor and meticulous attention to detail evident in every room.

A standout feature is the stunning private rear garden, a peaceful sanctuary that provides the perfect setting for relaxation, entertaining, or simply escaping the hustle and bustle of everyday life. Further enhancing its appeal is the invaluable benefit of off-street parking, a rarity for properties of this type and location.

The property also benefits from approximately 150 years remaining on the lease, providing long-term peace of mind for future owners.

What truly sets this home apart is the exceptional standard of the converted period building itself. Unusually, three of the four flats within the building are owner-occupied, resulting in a level of care and pride that is immediately apparent. The communal areas and hallways are amongst the cleanest and best-maintained we have seen in many years, creating a welcoming environment from the moment you arrive.

Combining period character with modern presentation, generous outdoor space, off-street parking, and a highly desirable location, this is undoubtedly one of the finest quarter conversions we have encountered in a long time.

Early viewing is highly recommended to fully appreciate everything this remarkable home has to offer.

## Property Photos

- ![DSC02884.jpg](/listings/photos/90045129/1632878) - DSC02884.jpg
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- ![DSC02974.jpg](/listings/photos/90045129/1632907) - DSC02974.jpg

## Floorplans

- ![COLOR - Selborne Road, IG1 3AH-A4 Portrait.jpg](/listings/photos/90045129/1632909) - COLOR - Selborne Road, IG1 3AH-A4 Portrait.jpg

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39A SELBORNE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AH | £118,000 | 23/05/2003 | 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 |
|---------|-------|------|------|
| 101A EMPRESS AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3DG | £275,000 | 27/11/2025 | Flat |
| 31D BELGRAVE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AW | £205,000 | 11/07/2025 | Flat |
| 31 FLAT B NORTHBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BP | £225,000 | 20/03/2025 | Flat |
| 50C NORTHBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BS | £325,000 | 12/10/2023 | Flat |
| 36B YORK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AF | £266,000 | 18/05/2023 | Flat |
| 20 FLAT 4 MANSFIELD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AZ | £156,000 | 12/05/2023 | Flat |
| 49B ARGYLE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BJ | £170,000 | 30/11/2022 | Flat |
| 30C MANSFIELD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BD | £245,000 | 12/09/2022 | Flat |
| 4B BELGRAVE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AW | £245,000 | 22/07/2022 | Flat |
| 32D BELGRAVE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AW | £212,000 | 05/07/2022 | Flat |
| 67B ARGYLE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BJ | £216,000 | 30/06/2022 | Flat |
| 67C ARGYLE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BJ | £200,000 | 24/06/2022 | Flat |
| 48C ARGYLE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BG | £205,000 | 23/06/2022 | Flat |
| [Same street] 7 FLAT D SELBORNE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AH | £172,000 | 17/06/2022 | Flat |
| 112A MAYFAIR AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3DH | £270,000 | 14/04/2022 | Flat |
| 15D MANSFIELD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BA | £300,000 | 01/04/2022 | Flat |
| 30B NORTHBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BS | £265,000 | 25/03/2022 | Flat |
| 144A EMPRESS AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3DF | £250,000 | 16/03/2022 | Flat |
| 32 FLAT 1 NORTHBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BS | £230,000 | 07/03/2022 | Flat |
| 20 FLAT 1 MANSFIELD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AZ | £265,000 | 08/02/2022 | Flat |
| 43D ARGYLE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BJ | £212,500 | 07/02/2022 | Flat |
| [Same street] 29 FLAT 4 SELBORNE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AH | £200,000 | 22/10/2021 | Flat |
| [Same street] 29 FLAT 3 SELBORNE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AH | £200,000 | 22/10/2021 | Flat |
| [Same street] 11 FLAT C SELBORNE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AH | £185,000 | 12/08/2021 | Flat |

**Street average:** £189,250 (4 sales)
**Area average:** £236,875 (20 sales)

## Price vs local average

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

- **Local average:** £245,352 (29 Flat, IG1, 2024–2026)
- **Deviation:** +18.2%

## 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):** £997/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 |
|------|------|------|------|------|
| 1 Bed Flat, Selborne Road, IG1 | £1,475/mo | 1 | 0.01 miles | OpenRent |
| 1 Bed Flat, Argyle Road, IG1 | £1,530/mo | 1 | 0.13 miles | OpenRent |
| 1 Bed Flat, Argyle Road, IG1 | £1,500/mo | 1 | 0.13 miles | OpenRent |
| 1 Bed Flat, York Road, IG1 | £1,100/mo | 1 | 0.16 miles | OpenRent |
| 1 Bed Flat, Argyle Road, IG1 | £1,350/mo | 1 | 0.17 miles | OpenRent |
| 1 Bed Flat, Mansfield Road, IG1 | £1,250/mo | 1 | 0.17 miles | OpenRent |
| 1 Bed Flat, Mansfield Road, IG1 | £1,450/mo | 1 | 0.23 miles | OpenRent |
| 1 Bed Flat, Icon Building, IG1 | £1,450/mo | 1 | 0.24 miles | OpenRent |

**Average rent: £1,388/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £138/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2%

*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:** 29.3%
- **10y growth:** 11.6%

## House Price Index (HM Land Registry)

*Official index for Redbridge; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** -0.4%
- **5y growth (index):** 4.2%
- **10y growth (index):** 16.4%

## 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)