For sale Flat

FLAT 126

MEMORIAL HEIGHTS, MONARCH WAY, ILFORD, NEWBURY PARK, GREATER LONDON IG2 7HS

2 beds 2 baths 667 sq ft Listed 25 Apr 2025 (-451d)

£275,000

Guide Price

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Bedroom 1

Bedroom 1 External Driveway/Parking Lounge/Dining Room External Lifestyle Photograph En-Suite Bedroom 2 Bathroom Balcony / Terrace Kitchen

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Property details

Tenure

LEASEHOLD (101 years remaining on lease)

Floor area

62 m²

Council tax band

C

EPC rating

C

Year built

England and Wales: 1991-1995

Last sold

£286,000 Dec 2019

Price per m²

£4,435/m²

Local average

£273,889 (+0.4%)

Deprivation

Decile 5 (14,593 of 33,755)

Street crime

627 incidents within 1 mile (May 2026)

Key features

  • Perfect first time purchase
  • Spacious 2nd floor apartment
  • Private Balcony
  • Allocated underground parking
  • Perfect for London commuters
  • Adjacent to Newbury Park Central Line Station

Additional details

Parking
Off street
Garden
Communal garden

Description

This wonderful second floor apartment is positioned adjacent to Newbury Park STATION and features an ALLOCATED PARKING space in the underground car park and visitors parking located out the front of the building. Internally there is a modern kitchen and lounge/diner, as well as a private balcony. It also benefits from an additional en-suite shower room, whilst maintaining a spacious bathroom.This is also a great investment opportunity, with the current net yield boasting 7% which is higher than the local average.
Room sizes:Entrance HallLounge/Dining Room: 15'9 x 12'0 (4.80m x 3.66m)BalconyKitchen: 9'6 x 5'2 (2.90m x 1.58m)Bedroom 1: 16'6 x 8'4 (5.03m x 2.54m)En-Suite Shower RoomBedroom 2: 12'6 x 8'5 (3.81m x 2.57m)BathroomCommunal GardensAllocated Parking SpaceVisitors Parking 
The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.
 
If buying to rent, please check if Local Authority licensing schemes apply before proceeding. Legal advice should be taken to verify fixtures/fittings, planning, alterations and/or lease details. Appliances & services are untested, dimensions are approximate and floor plans are not to scale.
 
We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Douglas Allen, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

Listed by

Covering Barkingside

Arun Estates

Reference: 161130248

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 13/07/2019

Expiry date: 12/07/2029

Current heating cost: £274/year

Potential heating cost: £274/year

Est. upgrade cost to C: £655

Recommendations

  • Heat recovery system for mixer showers (£585 - £725)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Second Floor

Second Floor

EPC Graphs

EPC graph

EPC graph

Price history

31% since 2004

Event Date Price % change
Listed for sale — £275,000 -3.8%
Sold 13/12/2019 (6 years ago) £286,000 +30%
Sold 29/05/2008 (18 years ago) £220,000 +1.1%
Sold 20/12/2004 (21 years ago) £217,500 —

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
778 EASTERN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7HY £277,500 05/12/2025 Flat
103 ROYAL CRESCENT, NEWBURY PARK, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7JZ £290,000 21/11/2025 Flat
8 BUSH CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7NL £307,000 08/08/2025 Flat
MEMORIAL HEIGHTS FLAT 78 MONARCH WAY, NEWBURY PARK, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7HR £260,000 30/05/2025 Flat
MEMORIAL HEIGHTS FLAT 78 MONARCH WAY, NEWBURY PARK, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7HR £260,000 30/05/2025 Flat
REGAL HOUSE FLAT 43 ROYAL CRESCENT, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7JY £200,000 24/11/2023 Flat
103 ROYAL CRESCENT, NEWBURY PARK, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7JZ £270,000 24/10/2023 Flat
Same street MEMORIAL HEIGHTS FLAT 142 MONARCH WAY, NEWBURY PARK, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7HS £275,000 15/09/2023 Flat
71A BUNTINGBRIDGE ROAD, BARKINGSIDE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7LS £340,000 06/01/2023 Flat
COURTNEY TOWERS FLAT 152 GLEBELANDS AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7DJ £270,000 02/12/2022 Flat
862 EASTERN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7HY £291,000 08/08/2022 Flat
116 BUNTINGBRIDGE ROAD, BARKINGSIDE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7NZ £305,000 22/07/2022 Flat
ARIA COURT, 1 - 9 APARTMENT 8 PERRYMANS FARM ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7LB £290,000 22/07/2022 Flat
105 ROYAL CRESCENT, NEWBURY PARK, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7JZ £280,000 13/07/2022 Flat
12 MONARCH WAY, NEWBURY PARK, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7NY £245,000 20/06/2022 Flat
9 BUSH CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7NL £300,000 25/05/2022 Flat
97 ROYAL CRESCENT, NEWBURY PARK, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7JZ £306,000 23/05/2022 Flat
142 NETLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7NW £266,500 23/05/2022 Flat
COURTNEY TOWERS FLAT 122 GLEBELANDS AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7DJ £270,000 09/11/2021 Flat
57A PERRYMANS FARM ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7LD £215,000 03/11/2021 Flat
83 ROYAL CRESCENT, NEWBURY PARK, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7JZ £300,000 30/09/2021 Flat

Street average: £275,000 (1 sale)

Area average: £277,150 (20 sales)

Capital growth trend

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

5y growth 19.5%
10y growth -5.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Redbridge. Series: Flats and maisonettes. As of April 2026.

1y (index) -0.2%
5y (index) 5.4%
10y (index) 18.7%

Rental Range

Estimated market rent for Redbridge. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,553/mo
Realistic £1,725/mo
Optimistic £1,898/mo

Based on Local Authority from postcode lookup → Redbridge.

LHA (30th percentile) floor for Outer North East London: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View IG2 7HS

Address

Monarch Way

Nearby

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

Type Name Distance
Bus stop King George Avenue 0.1 miles
Train station Newbury Park 0.1 miles
Bus stop Newbury Park Station 0.1 miles
Shop M&S 0.2 miles
Shop Topps Tiles 0.2 miles
Train station Barkingside 0.7 miles
Hospital Neonatal Unit, L1 Z2 4.3 miles
Hospital Rainbow Ward 4.3 miles
University Arden University Stratford Campus 4.8 miles
University University of Greenwich 7.6 miles

Street-level crime

Category Count
Violence and sexual offences 213
Anti-social behaviour 121
Shoplifting 70
Vehicle crime 62
Public order 44
Other theft 32
Burglary 25
Drugs 22
Robbery 13
Theft from the person 9
Possession of weapons 8
Bicycle theft 3
Other crime 3
Criminal damage and arson 2
Total incidents 627

Within 1 mile during May 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
Newbury Park Primary School Primary 0.2 miles — (Inspected (no overall grade))
Oaks Park High School Secondary 0.3 miles Good — 2 Dec 2019
Aldborough Primary School Primary 0.4 miles Good — 4 Mar 2013
Downshall Primary School Primary 0.5 miles Good — 27 Mar 2015
Seven Kings School Other 0.5 miles Outstanding — 17 Oct 2018

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, Memorial Height, IG2 £1,900/mo 2 0.02 miles OpenRent
2 Bed Flat, London, IG2 £1,800/mo 2 0.03 miles OpenRent
2 Bed Flat, Birkbeck Road, IG2 £1,750/mo 2 0.24 miles OpenRent
2 Bed Flat, Abbey Road, IG2 £1,550/mo 2 0.31 miles OpenRent

Average rent: £1,750/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.65%
Max investor price (0.8%) £221,875
Target investor price (1%) £177,500
Gross yield 7.7%
Cost-to-rent ratio 12.9×
Monthly cashflow £490/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 7.4%
  • 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).