# 2 bedroom apartment for sale (IG2 7HS)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 126, MEMORIAL HEIGHTS, MONARCH WAY, ILFORD, NEWBURY PARK, GREATER LONDON IG2 7HS |
| Price | £275,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | C |
| Construction age | England and Wales: 1991-1995 |
| Floor area | 62 m² |
| Last sold | £286,000 Dec 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 12/07/2029
- **Current heating cost:** £274/year
- **Est. upgrade cost to C:** £655

### Recommendations
- Y (£585 - £725)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9778-1058-7213-6751-5970)

## 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 Hall****Lounge/Dining Room**: 15'9 x 12'0 (4.80m x 3.66m)**Balcony****Kitchen**: 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 Room****Bedroom 2**: 12'6 x 8'5 (3.81m x 2.57m)**Bathroom****Communal Gardens****Allocated Parking Space****Visitors 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.

## Property Photos

- ![Bedroom 1](/listings/photos/161130248/964303) - Bedroom 1
- ![External](/listings/photos/161130248/964304) - External
- ![Driveway/Parking](/listings/photos/161130248/964305) - Driveway/Parking
- ![Lounge/Dining Room](/listings/photos/161130248/964306) - Lounge/Dining Room
- ![External Lifestyle Photograph](/listings/photos/161130248/964307) - External Lifestyle Photograph
- ![En-Suite](/listings/photos/161130248/964308) - En-Suite
- ![Bedroom 2](/listings/photos/161130248/964309) - Bedroom 2
- ![Bathroom](/listings/photos/161130248/964310) - Bathroom
- ![Balcony / Terrace](/listings/photos/161130248/964311) - Balcony / Terrace
- ![Kitchen](/listings/photos/161130248/964312) - Kitchen

## Floorplans

- ![Second Floor](/listings/photos/161130248/964313) - Second Floor

## EPC Graphs

- ![EPC graph](/listings/photos/161130248/964314) - EPC graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MEMORIAL HEIGHTS FLAT 126 MONARCH WAY, NEWBURY PARK, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7HS | £286,000 | 13/12/2019 | Flat |
| MEMORIAL HEIGHTS FLAT 126 MONARCH WAY, NEWBURY PARK, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7HS | £220,000 | 29/05/2008 | Flat |
| MEMORIAL HEIGHTS FLAT 126 MONARCH WAY, NEWBURY PARK, ILFORD, REDBRIDGE, GREATER LONDON, IG2 7HS | £217,500 | 20/12/2004 | 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 |
|---------|-------|------|------|
| 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)

## Price vs local average

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

- **Local average:** £273,889 (18 Flat, IG2, 2024–2026)
- **Deviation:** +0.4%

## 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, 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)**

## 1% Rule

- **Rent ratio:** 0.65% (weak for cashflow)
- **Max investor price (0.8%):** £221,875
- **Target investor price (1%):** £177,500

*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 £1,775/mo).*

- **Gross yield:** 7.7%
- **Cost-to-rent:** 12.9×
- **Monthly cashflow:** £490/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.4%

*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:** £4,435/m²

## Capital growth trend

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

- **5y growth:** 19.5%
- **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)