# 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 | | Construction age | England and Wales: 1930-1949 | | Floor area | 89 m² | | Last sold | £630,000 Dec 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** C - **Expiry date:** 01/05/2035 - **Current heating cost:** £1,244/year - **Est. upgrade cost to C:** £22,135 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - E (£35) - I (£2,200 - £3,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2311-0191-5300-6659-9131) ## 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 - ![Photo](/listings/photos/161337485/1610729) - ![Photo](/listings/photos/161337485/1610730) - ![Photo](/listings/photos/161337485/1610731) - ![Photo](/listings/photos/161337485/1610732) - ![Photo](/listings/photos/161337485/1610733) - ![Photo](/listings/photos/161337485/1610734) - ![Photo](/listings/photos/161337485/1610735) - ![Photo](/listings/photos/161337485/1610736) - ![Photo](/listings/photos/161337485/1610737) - ![Photo](/listings/photos/161337485/1610738) - ![Photo](/listings/photos/161337485/1610739) - ![Photo](/listings/photos/161337485/1610740) - ![Photo](/listings/photos/161337485/1610741) - ![Photo](/listings/photos/161337485/1610742) - ![Photo](/listings/photos/161337485/1610743) - ![Photo](/listings/photos/161337485/1610744) - ![Photo](/listings/photos/161337485/1610745) - ![Photo](/listings/photos/161337485/1610746) - ![Photo](/listings/photos/161337485/1610747) - ![Photo](/listings/photos/161337485/1610748) - ![Photo](/listings/photos/161337485/1610749) - ![Photo](/listings/photos/161337485/1610750) - ![Photo](/listings/photos/161337485/1610751) - ![Photo](/listings/photos/161337485/1610752) - ![Photo](/listings/photos/161337485/1610753) ## 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 | | 121 RUSHDEN GARDENS, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0BN | £610,000 | 30/06/2022 | Semi-detached | | 257 CLAYHALL AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0NY | £525,000 | 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).* ## Price per Square Metre - **£/m²:** £6,742/m² ## 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)