Sold STC Terraced

9 ICKNIELD DRIVE

ILFORD, GREATER LONDON IG2 6SE

4 beds 893 sq ft Listed 16 Nov 2012 (-4938d)

£370,000

Save

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

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 ICKNIELD DRIVE, ILFORD, GREATER LONDON IG2 6SE |
| Price | £370,000 |
| Bedrooms | 4 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 83 m² |
| Last sold | £370,000 May 2013 |

## EPC Rating & Upgrade Cost

- **Current rating:** G
- **Potential rating:** B
- **Current heating cost:** £1,885/year
- **Est. upgrade cost to C:** £29,750

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- D (£80 - £120)
- E (£25)
- S (£3,000 - £7,000)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0575-2818-7018-2900-6631)

## Description

**Entrance Porch**

UPVC double glazed front door

**Through Lounge 13'08 > 11'11'' x 23'00''**

(4.17m x 7.01m) UPVC double glazed bay window to front, hard wood floor, cornice coving to ceiling, two radiators

**Kitchen 19'05'' > 7'03'' x 18'05 > 9'07''**

(5.92m x 5.61m) Hard tiled flooring, spot lights to ceiling, wall and base units, radiator, UPVC double glazed window and door to garden, stainless steel sink and drainer

**Bedroom One 12'08" x 10' (3.86m x 3.05m)**

UPVC double glazed bay window to front, radiator, carpet, cornice coving to ceiling

**Bedroom Two 11'07" x 11'11" (3.53m x 3.63m)**

UPVC double glazed window to rear, radiator, carpet, cornice coving to ceiling

**Bedroom Three 7'03" x 6'08" (2.21m x 2.03m)**

UPVC double glazed window to front, radiator, carpet, cornice coving to ceiling

**Bedroom Four 15'02" x 14'02" (4.62m x 4.32m)**

Loft conversion room with radiator, carpet, two Velux windows to front, UPVC double glazed windows to rear

**Bathroom One 7'08" x 5'10" (2.34m x 1.78m)**

Double glazed window to rear, low level WC, hand wash basin with mixer taps,

bath and shower with mixer taps, hard tiled walls and floor

**Bathroom Two 7'7" x 3'10" (2.31m x 1.17m)**

Separate bathroom in loft conversion - not en suite; fully tiled floor and walls, low level WC, hand wash basin with mixer tap, UPVC double glazed window to rear and walk in shower with mixer tap

**Rear Garden - in excess of 50' (15.24m)**

Mainly laid to lawn with paving, shrubs and trees to sides

**Front Aspect**

Off street parking for two cars

**Directions**

From haart of Barkingside turn left on the Cranbrook Rd continue straight along taking a left onto Icknield Drive where the property can be found on the left hand side

haart is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

## Property Photos

- ![Photo](/listings/photos/24866850/366957)
- ![Photo](/listings/photos/24866850/366959)
- ![Photo](/listings/photos/24866850/366960)
- ![Photo](/listings/photos/24866850/366962)
- ![Photo](/listings/photos/24866850/366963)
- ![Photo](/listings/photos/24866850/366964)
- ![Photo](/listings/photos/24866850/366965)
- ![Photo](/listings/photos/24866850/366966)
- ![Photo](/listings/photos/24866850/366967)
- ![Photo](/listings/photos/24866850/366968)
- ![Photo](/listings/photos/24866850/366969)

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #10022749
- **Address:** 9 Icknield Drive, ILFORD, IG2 6SE
- **Certificate Issued:** 15/01/2014
- **Work Completed:** 14/12/2013
- **Items:** 1 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 ICKNIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SE | £370,000 | 24/05/2013 | 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 |
| [Same street] 43 ICKNIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SE | £400,000 | 06/10/2021 | Terraced |

**Street average:** £400,000 (1 sale)
**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:** -31.5%

## 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):** £1,795/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 |
|------|------|------|------|------|
| 4 Bed End Terrace, Icknield Drive, IG2 | £2,600/mo | 4 | 0.07 miles | OpenRent |

**Average rent: £2,600/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £325,000
- **Target investor price (1%):** £260,000

*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 £2,600/mo).*

- **Gross yield:** 8.4%
- **Cost-to-rent:** 11.9×
- **Monthly cashflow:** £858/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.6%

*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:** £4,458/m²

## Capital growth trend

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

- **5y growth:** 3.8%
- **10y growth:** 20.8%

## House Price Index (HM Land Registry)

*Official index for Redbridge; Terraced series; as of February 2026.*

- **1y growth (index):** 4.7%
- **5y growth (index):** 18.7%
- **10y growth (index):** 43.2%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11

/ 11

Property details

Floor area

83 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£370,000 May 2013

Price per m²

£4,458/m²

Local average

£540,063 (-31.5%)

Deprivation

Decile 7 (20,930 of 33,755)

Street crime

437 incidents within 1 mile (Mar 2026)

Additional details

Parking: Yes
Garden: Yes

Description

The vendors have thoroughly enjoyed living at this property due to it's convenience of being so close to Gants Hill Station, not to mention extremely close to Barkingside High Street and Tesco's. A lot of time and money has been spent in fully refurbishing this property up to an immaculate standard ideal for a large family with little time on their hands to renovate. Call us now so you don't miss out.

Entrance Porch
UPVC double glazed front door

Through Lounge 13'08 > 11'11'' x 23'00''
(4.17m x 7.01m) UPVC double glazed bay window to front, hard wood floor, cornice coving to ceiling, two radiators

Kitchen 19'05'' > 7'03'' x 18'05 > 9'07''
(5.92m x 5.61m) Hard tiled flooring, spot lights to ceiling, wall and base units, radiator, UPVC double glazed window and door to garden, stainless steel sink and drainer

Bedroom One 12'08" x 10' (3.86m x 3.05m)
UPVC double glazed bay window to front, radiator, carpet, cornice coving to ceiling

Bedroom Two 11'07" x 11'11" (3.53m x 3.63m)
UPVC double glazed window to rear, radiator, carpet, cornice coving to ceiling

Bedroom Three 7'03" x 6'08" (2.21m x 2.03m)
UPVC double glazed window to front, radiator, carpet, cornice coving to ceiling

Bedroom Four 15'02" x 14'02" (4.62m x 4.32m)
Loft conversion room with radiator, carpet, two Velux windows to front, UPVC double glazed windows to rear

Bathroom One 7'08" x 5'10" (2.34m x 1.78m)
Double glazed window to rear, low level WC, hand wash basin with mixer taps,
bath and shower with mixer taps, hard tiled walls and floor

Bathroom Two 7'7" x 3'10" (2.31m x 1.17m)
Separate bathroom in loft conversion - not en suite; fully tiled floor and walls, low level WC, hand wash basin with mixer tap, UPVC double glazed window to rear and walk in shower with mixer tap

Rear Garden - in excess of 50' (15.24m)
Mainly laid to lawn with paving, shrubs and trees to sides

Front Aspect
Off street parking for two cars

Directions
From haart of Barkingside turn left on the Cranbrook Rd continue straight along taking a left onto Icknield Drive where the property can be found on the left hand side

haart is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

Listed by

Barkingside

Spicerhaart

Reference: 24866850

EPC Rating & Upgrade Cost

Current rating: G

Potential rating: B

Inspection date: 08/09/2020

Current heating cost: £1,885/year

Potential heating cost: £302/year

Est. upgrade cost to C: £29,750

EPC G or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Draughtproof single-glazed windows (£80 - £120)
Low energy lighting for all fixed outlets (£25)
Change room heaters to condensing boiler (£3,000 - £7,000)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #10022749

Property Details

Street: 9 Icknield Drive

Town: ILFORD

Postcode: IG2 6SE

Installation Details

Items: 1 window and 1 door

Certificate Issued: 15/01/2014

Work Completed: 14/12/2013

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	24/05/2013 (13 years ago)	£370,000	—

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
Same street 43 ICKNIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SE	£400,000	06/10/2021	Terraced

Street average: £400,000 (1 sale)

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 3.8%

10y growth 20.8%

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

1y (index) 4.7%

5y (index) 18.7%

10y (index) 43.2%

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: £1,795/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	142
Anti-social behaviour	80
Shoplifting	46
Vehicle crime	44
Other theft	34
Criminal damage and arson	19
Public order	19
Burglary	13
Theft from the person	11
Drugs	10
Robbery	8
Possession of weapons	5
Other crime	4
Bicycle theft	2
Total incidents	437

Within 1 mile during Mar 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

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
4 Bed End Terrace, Icknield Drive, IG2	£2,600/mo	4	0.07 miles	OpenRent

Average rent: £2,600/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

This street 7.8% gross yield avg £400,000 sale, £2,600/mo rent

Rent ratio 0.7%

Max investor price (0.8%) £325,000

Target investor price (1%) £260,000

Gross yield 8.4%

Cost-to-rent ratio 11.9×

Monthly cashflow £858/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9.6%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).