Sold Maisonette

7B

SELBORNE ROAD, ILFORD, ILFORD, GREATER LONDON IG1 3AH

2 beds 678 sq ft Listed 28 Apr 2018 (-3017d)

£395,000

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Property photo

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Property details

Tenure

LEASEHOLD

Floor area

63 m²

EPC rating

E

Year built

England and Wales: 1900-1929

Last sold

£125,000 Jun 2008

Price per m²

£6,270/m²

Local average

£245,352 (+61%)

Deprivation

Decile 2 (5,719 of 33,755)

Street crime

899 incidents within 1 mile (May 2026)

Key features

  • Wonderful two bedroom flat
  • Ground floor period conversion
  • Ample living space
  • Open plan kitchen
  • Benefits an additional utility room
  • Paved rear garden

Additional details

Garden
Yes

Description

On the ground floor of a lovely period conversion, this good-sized two bedroom flat offers a spacious open-plan living area with two well proportioned double bedrooms and further offers a utility room and paved garden.

The property is ideally situated close to the centre of Ilford for excellent shops and amenities, in a peaceful residential area. The nearest transport link is Ilford Station with lovely green spaces also nearby.

Listed by

Ilford

Foxtons

Reference: 65104309

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 24/03/2018

Expiry date: 23/03/2028

Current heating cost: £734/year

Potential heating cost: £300/year

Est. upgrade cost to C: £18,200

Recommendations

  • Flat roof or sloping ceiling insulation (£850 - £1,500)
  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Floor insulation (solid floor) (£4,000 - £6,000)
  • Low energy lighting for all fixed outlets (£25)
  • Upgrade heating controls (£350 - £450)
  • Replace boiler with new condensing boiler (£2,200 - £3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan area for info only, not for £sq/ft val

Floorplan area for info only, not for £sq/ft val

Floorplan 2

Floorplan 2

EPC Graphs

EER

EER

EIR

EIR

Price history

Event Date Price % change
Sold 11/06/2008 (18 years ago) £125,000 —

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
RODING COURT 40 MILL ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 2FH £295,000 05/12/2025 Flat
101A EMPRESS AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3DG £275,000 27/11/2025 Flat
31D BELGRAVE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AW £205,000 11/07/2025 Flat
31 FLAT B NORTHBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BP £225,000 20/03/2025 Flat
HUTTON COURT, 43 FLAT 33 ILFORD HILL, ILFORD, REDBRIDGE, GREATER LONDON, IG1 2ZJ £81,000 20/11/2023 Flat
50C NORTHBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BS £325,000 12/10/2023 Flat
ICON BUILDING, 39 FLAT 113 ILFORD HILL, ILFORD, REDBRIDGE, GREATER LONDON, IG1 2FJ £355,000 06/07/2023 Flat
36B YORK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AF £266,000 18/05/2023 Flat
20 FLAT 4 MANSFIELD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AZ £156,000 12/05/2023 Flat
HUTTON COURT, 43 FLAT 37 ILFORD HILL, ILFORD, REDBRIDGE, GREATER LONDON, IG1 2ZJ £132,500 08/12/2022 Flat
49B ARGYLE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BJ £170,000 30/11/2022 Flat
HALE POINT, 45 FLAT 22 ILFORD HILL, ILFORD, REDBRIDGE, GREATER LONDON, IG1 2ZL £174,000 03/11/2022 Flat
HALE POINT, 45 FLAT 26 ILFORD HILL, ILFORD, REDBRIDGE, GREATER LONDON, IG1 2ZL £110,000 10/10/2022 Flat
4B BELGRAVE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AW £245,000 22/07/2022 Flat
32D BELGRAVE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AW £212,000 05/07/2022 Flat
67B ARGYLE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BJ £216,000 30/06/2022 Flat
67C ARGYLE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BJ £200,000 24/06/2022 Flat
48C ARGYLE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BG £205,000 23/06/2022 Flat
Same street 7 FLAT D SELBORNE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AH £172,000 17/06/2022 Flat
ICON BUILDING, 39 FLAT 35 ILFORD HILL, ILFORD, REDBRIDGE, GREATER LONDON, IG1 2FB £232,000 10/06/2022 Flat
112A MAYFAIR AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3DH £270,000 14/04/2022 Flat
Same street 29 FLAT 4 SELBORNE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AH £200,000 22/10/2021 Flat
Same street 29 FLAT 3 SELBORNE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AH £200,000 22/10/2021 Flat
Same street 11 FLAT C SELBORNE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AH £185,000 12/08/2021 Flat

Street average: £189,250 (4 sales)

Area average: £217,475 (20 sales)

Capital growth trend

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

5y growth 29.3%
10y growth 14.9%

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 £1,552/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: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View IG1 3AH

Nearby

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

Type Name Distance
Train station Ilford 0.2 miles
Shop Cake Box 0.2 miles
Shop Magazin Traditional Romanesc 0.2 miles
Bus stop Beal Road 0.2 miles
Bus stop Ilford Hill 0.2 miles
Train station Manor Park 1.0 miles
Hospital Neonatal Unit, L1 Z2 2.8 miles
Hospital Rainbow Ward 2.8 miles
University Arden University Stratford Campus 3.4 miles
University Escape Studios 4.8 miles

Street-level crime

Category Count
Violence and sexual offences 259
Anti-social behaviour 214
Vehicle crime 76
Other theft 72
Shoplifting 68
Public order 50
Drugs 47
Theft from the person 35
Burglary 28
Robbery 27
Bicycle theft 10
Other crime 6
Possession of weapons 6
Criminal damage and arson 1
Total incidents 899

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
Apex Primary School Other 0.2 miles — (No rating)
Read Academy Education Other 0.2 miles Good — 1 Oct 2023
The Ursuline Prep School Ilford Other 0.3 miles — (No rating)
The Ursuline Academy Ilford Secondary 0.3 miles Good — 19 Apr 2012
Sheringham Nursery School & Children's Centre Nursery 0.5 miles Outstanding — 10 Jul 2014

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, Northbrook Road, IG1 £1,800/mo 2 0.04 miles OpenRent
2 Bed Detached House, Mansfield Road, IG1 £2,000/mo 2 0.19 miles OpenRent
2 Bed Flat, Mansfield Road, IG1 £2,000/mo 2 0.22 miles OpenRent
2 Bed Flat, Mansfield Road, IG1 £2,100/mo 2 0.22 miles OpenRent
2 Bed Flat, Cranbrook Road, IG1 £1,750/mo 2 0.24 miles OpenRent

Average rent: £1,930/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 9.4% gross yield avg £189,250 sale, £1,475/mo rent
Rent ratio 0.51%
Max investor price (0.8%) £250,000
Target investor price (1%) £200,000
Gross yield 6.1%
Cost-to-rent ratio 16.5×
Monthly cashflow £219/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 2.3%
  • 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).