Sold STC Terraced

25 ICKNIELD DRIVE

ILFORD, GREATER LONDON IG2 6SE

3 beds 915 sq ft Listed 2 Jul 2012 (-5094d)

£280,000

Guide Price

Save

# 3 bedroom terraced house for sale (IG2 6SE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 25 ICKNIELD DRIVE, ILFORD, GREATER LONDON IG2 6SE |
| Price | £280,000 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 85 m² |
| Last sold | £275,000 Nov 2012 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 15/08/2022 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £29,858

### Recommendations
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- C (£15 - £30)
- E (£35)
- F (£200 - £400)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9468-0064-7218-0302-8944)

## Description

Guide Price £280,000-£300,000

OPEN DAY SATURDAY THE 21st of JULY CALL FOR DETAILS.

With Gants Hill station close by along with Gants Hill shopping parade and bus services, this three bedroom mid terraced house is in need of updating.  Offered with no onward chain, a 75' rear garden, and double glazed conservatory, this property wont be around for long.  Add two reception rooms, extensive double glazing, gas central heating (un tested), and first floor bathroom with separate WC, this property deserves your attention, to view please call Bairstow Eves on 0208 550 2257.

Entrance lobby / hall

Lounge: 13'4 maximum x 14'1

Dining room: 12'3 x 11'9

Kitchen: 8'11 x 7'5

Double glazed conservatory: 18'8 x 7'5

Bedroom one: 13'5 x 12'8 maximum

Bedroom two: 12'2 x 11'10

Bedroom three: 7'5 x 6'7

First floor bathroom

Separate WC

Extensive double glazing

Gas central heating (un tested)

Rear garden: 75' approximately

Gants Hill station nearby

Bus services, shopping parade close by

In need of updated

No onward chain

## Property Photos

- ![Picture No.01](/listings/photos/23449500/366958) - Picture No.01

## Floorplans

- ![Floorplan 1](/listings/photos/23449500/366961) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 ICKNIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SE | £275,000 | 16/11/2012 | 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 |
| 544 CRANBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RD | £510,000 | 31/10/2025 | Terraced |
| 3 MARTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SJ | £458,000 | 12/09/2025 | Terraced |
| 7 LOUDOUN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1AS | £565,000 | 25/07/2025 | Terraced |
| 52 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SG | £535,000 | 07/03/2025 | Terraced |
| 117 SPRINGFIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6QP | £600,000 | 15/11/2023 | Terraced |
| 40 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SG | £540,000 | 29/09/2023 | Terraced |
| 546 CRANBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RD | £475,000 | 28/09/2023 | Terraced |
| 22 GANTSHILL CRESCENT, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6TU | £565,000 | 25/08/2023 | 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 |
| 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 |
| 121 SPRINGFIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6QP | £477,500 | 18/11/2022 | Terraced |
| 64 BUTE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1AG | £520,000 | 16/09/2022 | Terraced |
| 38 JEFFERSON CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RZ | £475,000 | 29/07/2022 | Terraced |
| 7 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SF | £700,000 | 20/07/2022 | Terraced |
| 49 LOUDOUN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1AS | £553,000 | 30/05/2022 | Terraced |

**Area average:** £537,000 (20 sales)

## Price vs local average

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

- **Local average:** £540,063 (16 Terraced, IG2, 2024–2026)
- **Deviation:** -48.2%

## 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):** £1,496/mo

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **Max investor price (0.8%):** £215,500
- **Target investor price (1%):** £172,400

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £3,294/m²

## Capital growth trend

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

- **5y growth:** 3.5%
- **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%

## 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)

Picture No.01

/ 1

Property details

Tenure

FREEHOLD

Floor area

85 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£275,000 Nov 2012

Price per m²

£3,294/m²

Local average

£540,063 (-48.2%)

Deprivation

Decile 7 (20,930 of 33,755)

Street crime

404 incidents within 1 mile (Apr 2026)

Additional details

Garden: Yes

Description

Guide Price £280,000-£300,000
OPEN DAY SATURDAY THE 21st of JULY CALL FOR DETAILS.
With Gants Hill station close by along with Gants Hill shopping parade and bus services, this three bedroom mid terraced house is in need of updating. Offered with no onward chain, a 75' rear garden, and double glazed conservatory, this property wont be around for long. Add two reception rooms, extensive double glazing, gas central heating (un tested), and first floor bathroom with separate WC, this property deserves your attention, to view please call Bairstow Eves on 0208 550 2257.

Entrance lobby / hall
Lounge: 13'4 maximum x 14'1
Dining room: 12'3 x 11'9
Kitchen: 8'11 x 7'5
Double glazed conservatory: 18'8 x 7'5
Bedroom one: 13'5 x 12'8 maximum
Bedroom two: 12'2 x 11'10
Bedroom three: 7'5 x 6'7
First floor bathroom
Separate WC
Extensive double glazing
Gas central heating (un tested)
Rear garden: 75' approximately
Gants Hill station nearby
Bus services, shopping parade close by
In need of updated
No onward chain

Listed by

Barkingside

Countrywide UK Sales - Connells

Reference: 23449500

EPC Rating & Upgrade Cost

This certificate expired on 15/08/2022. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: B

Inspection date: 16/08/2012

Expiry date: 15/08/2022 (expired)

Est. upgrade cost to C: £29,858

EPC E 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 (£800 - £1,200)
Increase hot water cylinder insulation (£15 - £30)
Low energy lighting for all fixed outlets (£35)
Hot water cylinder thermostat (£200 - £400)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Sold	16/11/2012 (13 years ago)	£275,000	—

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
45 MARTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SJ	£519,000	27/11/2025	Terraced
544 CRANBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RD	£510,000	31/10/2025	Terraced
3 MARTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SJ	£458,000	12/09/2025	Terraced
7 LOUDOUN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1AS	£565,000	25/07/2025	Terraced
52 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SG	£535,000	07/03/2025	Terraced
117 SPRINGFIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6QP	£600,000	15/11/2023	Terraced
40 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SG	£540,000	29/09/2023	Terraced
546 CRANBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RD	£475,000	28/09/2023	Terraced
22 GANTSHILL CRESCENT, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6TU	£565,000	25/08/2023	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
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
121 SPRINGFIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6QP	£477,500	18/11/2022	Terraced
64 BUTE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1AG	£520,000	16/09/2022	Terraced
38 JEFFERSON CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RZ	£475,000	29/07/2022	Terraced
7 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SF	£700,000	20/07/2022	Terraced
49 LOUDOUN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1AS	£553,000	30/05/2022	Terraced

Area average: £537,000 (20 sales)

Capital growth trend

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

5y growth 3.5%

10y growth 18.8%

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: £1,496/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View IG2 6SE

Nearby

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

Type	Name	Distance
Bus stop	Icknield Drive	0.1 miles
Bus stop	Gantshill Crescent	0.1 miles
Shop	Britbuild Direct	0.2 miles
Shop	Unknown	0.2 miles
Train station	Gants Hill	0.5 miles
Train station	Newbury Park	0.7 miles
Hospital	Spire London East	1.5 miles
Hospital	King George Hospital	1.5 miles
University	University of East London	4.0 miles
University	University of Portsmouth Walthamstow Campus	4.0 miles

Street-level crime

Category	Count
Violence and sexual offences	123
Anti-social behaviour	77
Shoplifting	38
Vehicle crime	35
Criminal damage and arson	26
Other theft	25
Public order	24
Drugs	17
Burglary	10
Robbery	10
Theft from the person	8
Other crime	7
Possession of weapons	3
Bicycle theft	1
Total incidents	404

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St Augustine's Catholic Primary School	Primary	0.1 miles	Good — 4 Feb 2016
Gearies Primary School	Primary	0.2 miles	— (Inspected (no overall grade))
Fullwood Primary School	Primary	0.4 miles	Outstanding — 17 Jun 2024
Newbury Park Primary School	Primary	0.5 miles	— (Inspected (no overall grade))
Valentines High School	Secondary	0.5 miles	Outstanding — 21 Nov 2021

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.62%

Max investor price (0.8%) £215,500

Target investor price (1%) £172,400

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).