Sold STC Semi-detached

98 KIRKLAND AVENUE

ILFORD, GREATER LONDON IG5 0TN

3 beds 2 baths 89 m² Listed 30 Apr 2025 (-458d)

£600,000

Guide Price

Save

# 3 bedroom semi-detached house for sale (IG5 0TN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 98 KIRKLAND AVENUE, ILFORD, GREATER LONDON IG5 0TN |
| Price | £600,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £630,000 Dec 2025 |

## Description

GUIDE PRICE - £600,000 to £650,000

Situated in one of Clayhall's most poplar residential locations is this extended three bedroom semi-detached family home which offers more than the standard property. Internally the property has benefited from a front/side extension and offers an open-plan dining/kitchen which is great for entertaining and enjoying family time together. The property offers a first floor bathroom, a ground floor shower room, utility room and landscaped rear garden.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/161337485/1610754) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/161337485/1610755) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 98 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN | £630,000 | 10/12/2025 | Semi-detached |
| 98 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN | £129,995 | 30/09/1999 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 335 CLAYHALL AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0SJ | £623,000 | 20/10/2025 | Semi-detached |
| 70 DOVEDALE AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0QF | £625,000 | 22/08/2025 | Semi-detached |
| 36 CATERHAM AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0PZ | £570,000 | 21/10/2024 | Semi-detached |
| [Same street] 70 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN | £610,000 | 28/11/2023 | Semi-detached |
| 36 STRAFFORD AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TJ | £605,000 | 21/11/2023 | Semi-detached |
| 27 DUNSPRING LANE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0UA | £550,000 | 04/08/2023 | Semi-detached |
| 39 DUNSPRING LANE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0UA | £540,000 | 28/11/2022 | Semi-detached |
| 125 RUSHDEN GARDENS, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0BN | £560,000 | 21/11/2022 | Semi-detached |
| 20 STRAFFORD AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TJ | £650,000 | 16/11/2022 | Semi-detached |
| 119 RUSHDEN GARDENS, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0BN | £585,000 | 09/11/2022 | Semi-detached |
| [Same street] 97 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN | £730,000 | 07/10/2022 | Semi-detached |
| [Same street] 102 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN | £800,000 | 23/09/2022 | Semi-detached |
| 268 CLAYHALL AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TD | £515,000 | 20/09/2022 | Semi-detached |
| 8 CATERHAM AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0PY | £750,000 | 08/08/2022 | Semi-detached |
| 16 PURLEY CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TP | £1,100,000 | 12/07/2022 | Semi-detached |
| 257 CLAYHALL AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0NY | £525,000 | 30/06/2022 | Semi-detached |
| 121 RUSHDEN GARDENS, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0BN | £610,000 | 30/06/2022 | Semi-detached |
| 4 BERKELEY AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0UR | £720,000 | 24/06/2022 | Semi-detached |
| 19 COTTESMORE AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TG | £500,000 | 13/05/2022 | Semi-detached |
| 25 COTTESMORE AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TG | £515,000 | 11/05/2022 | Semi-detached |
| [Same street] 101 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN | £550,000 | 06/05/2022 | Semi-detached |
| 23 BERKELEY AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0UP | £550,000 | 25/03/2022 | Semi-detached |
| 39 COTTESMORE AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TG | £455,000 | 22/03/2022 | Semi-detached |
| 37 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TH | £535,000 | 18/03/2022 | Semi-detached |
| [Same street] 96 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN | £650,000 | 14/01/2022 | Terraced |
| [Same street] 77 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN | £700,250 | 30/09/2021 | Semi-detached |
| [Same street] 64 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN | £555,000 | 27/08/2021 | Semi-detached |

**Street average:** £656,464 (7 sales)
**Area average:** £604,150 (20 sales)

## Price vs local average

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

- **Local average:** £636,605 (19 Semi-detached, IG5, 2024–2026)
- **Deviation:** -5.8%

## 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

## 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 |
|------|------|------|------|------|
| 3 Bed Flat, Rushden Gardens, IG5 | £2,200/mo | 3 | 0.21 miles | OpenRent |

**Average rent: £2,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.7×
- **Monthly cashflow:** £-408/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.8%

*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:** 38.3%
- **10y growth:** 40.3%

## House Price Index (HM Land Registry)

*Official index for Redbridge; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3.7%
- **5y growth (index):** 18.9%
- **10y growth (index):** 37.9%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

89 m²

Council tax band

Last sold

£630,000 Dec 2025

Local average

£636,605 (-5.8%)

Deprivation

Decile 8 (26,988 of 33,755)

Street crime

347 incidents within 1 mile (May 2026)

Key features

Extended Semi-Detached House
Three Bedrooms
Two Bath/Shower Rooms
Open-Plan Dining/Kitchen
Utility Room
Extremely Well Presented
Potential to Extend (STPP)
Fully Double Glazed
Excellent Location

Additional details

Garden: Yes

Description

GUIDE PRICE - £600,000 to £650,000

Situated in one of Clayhall's most poplar residential locations is this extended three bedroom semi-detached family home which offers more than the standard property. Internally the property has benefited from a front/side extension and offers an open-plan dining/kitchen which is great for entertaining and enjoying family time together. The property offers a first floor bathroom, a ground floor shower room, utility room and landscaped rear garden.

Listed by

Barkingside

Spicerhaart

Reference: 161337485

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

385% since 1999

Event	Date	Price	% change
Sold	10/12/2025 (7 months ago)	£630,000	+384.6%
Sold	30/09/1999 (26 years ago)	£129,995	—

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
335 CLAYHALL AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0SJ	£623,000	20/10/2025	Semi-detached
70 DOVEDALE AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0QF	£625,000	22/08/2025	Semi-detached
36 CATERHAM AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0PZ	£570,000	21/10/2024	Semi-detached
Same street 70 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN	£610,000	28/11/2023	Semi-detached
36 STRAFFORD AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TJ	£605,000	21/11/2023	Semi-detached
27 DUNSPRING LANE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0UA	£550,000	04/08/2023	Semi-detached
39 DUNSPRING LANE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0UA	£540,000	28/11/2022	Semi-detached
125 RUSHDEN GARDENS, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0BN	£560,000	21/11/2022	Semi-detached
20 STRAFFORD AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TJ	£650,000	16/11/2022	Semi-detached
119 RUSHDEN GARDENS, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0BN	£585,000	09/11/2022	Semi-detached
Same street 97 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN	£730,000	07/10/2022	Semi-detached
Same street 102 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN	£800,000	23/09/2022	Semi-detached
268 CLAYHALL AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TD	£515,000	20/09/2022	Semi-detached
8 CATERHAM AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0PY	£750,000	08/08/2022	Semi-detached
16 PURLEY CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TP	£1,100,000	12/07/2022	Semi-detached
257 CLAYHALL AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0NY	£525,000	30/06/2022	Semi-detached
121 RUSHDEN GARDENS, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0BN	£610,000	30/06/2022	Semi-detached
4 BERKELEY AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0UR	£720,000	24/06/2022	Semi-detached
19 COTTESMORE AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TG	£500,000	13/05/2022	Semi-detached
25 COTTESMORE AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TG	£515,000	11/05/2022	Semi-detached
Same street 101 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN	£550,000	06/05/2022	Semi-detached
23 BERKELEY AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0UP	£550,000	25/03/2022	Semi-detached
39 COTTESMORE AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TG	£455,000	22/03/2022	Semi-detached
37 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TH	£535,000	18/03/2022	Semi-detached
Same street 96 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN	£650,000	14/01/2022	Terraced
Same street 77 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN	£700,250	30/09/2021	Semi-detached
Same street 64 KIRKLAND AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0TN	£555,000	27/08/2021	Semi-detached

Street average: £656,464 (7 sales)

Area average: £604,150 (20 sales)

Capital growth trend

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

5y growth 38.3%

10y growth 40.3%

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

1y (index) 3.7%

5y (index) 18.9%

10y (index) 37.9%

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 IG5 0TN

Nearby

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

Type	Name	Distance
Bus stop	Berkeley Avenue	0.1 miles
Shop	Green Shop	0.1 miles
Shop	Co-op Food	0.4 miles
Train station	Barkingside	1.0 miles
Train station	Fairlop	1.1 miles
University	Arden University Stratford Campus	4.8 miles
Hospital	Rainbow Ward	5.0 miles
Hospital	Neonatal Unit, L1 Z2	5.0 miles
University	Escape Studios	6.9 miles

Street-level crime

Category	Count
Violence and sexual offences	94
Anti-social behaviour	93
Shoplifting	41
Vehicle crime	34
Public order	23
Other theft	17
Burglary	14
Robbery	13
Drugs	6
Theft from the person	6
Possession of weapons	3
Other crime	2
Criminal damage and arson	1
Total incidents	347

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
Gilbert Colvin Primary School	Primary	0.2 miles	Good — 4 Jul 2014
Caterham High School	Secondary	0.3 miles	Good — 5 Sep 2022
Parkhill Infants' School	Primary	0.3 miles	Good — 29 Nov 2023
Parkhill Junior School	Primary	0.3 miles	Good — 26 Oct 2017
Ilford County High School	Secondary	0.4 miles	Good — 12 Dec 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
3 Bed Flat, Rushden Gardens, IG5	£2,200/mo	3	0.21 miles	OpenRent

Average rent: £2,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.37%

Max investor price (0.8%) £275,000

Target investor price (1%) £220,000

Gross yield 4.4%

Cost-to-rent ratio 22.7×

Monthly cashflow £-408/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.8%

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).

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