# 2 bedroom maisonette for sale (IG1 3AH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 7B, SELBORNE ROAD, ILFORD, ILFORD, GREATER LONDON IG1 3AH |
| Price | £395,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 63 m² |
| Last sold | £125,000 Jun 2008 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 23/03/2028
- **Current heating cost:** £734/year
- **Est. upgrade cost to C:** £18,200

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- E (£25)
- G (£350 - £450)
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0267-2874-6873-9728-3551)

## 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.

## Property Photos

- ![Photo](/listings/photos/65104309/1632853)
- ![Photo](/listings/photos/65104309/1632855)
- ![Photo](/listings/photos/65104309/1632858)
- ![Photo](/listings/photos/65104309/1632861)
- ![Photo](/listings/photos/65104309/1632862)
- ![Photo](/listings/photos/65104309/1632863)

## Floorplans

- ![Floorplan area for info only, not for £sq/ft val](/listings/photos/65104309/1632865) - Floorplan area for info only, not for £sq/ft val
- ![Floorplan 2](/listings/photos/65104309/1632866) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/65104309/1632869) - EER
- ![EIR](/listings/photos/65104309/1632872) - EIR

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7B SELBORNE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AH | £125,000 | 11/06/2008 | 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 |
|---------|-------|------|------|
| 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 3 SELBORNE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AH | £200,000 | 22/10/2021 | Flat |
| [Same street] 29 FLAT 4 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)

## Price vs local average

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

- **Local average:** £245,352 (29 Flat, IG1, 2024–2026)
- **Deviation:** +61%

## 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):** £1,247/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, 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)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 6.1%
- **Cost-to-rent:** 16.5×
- **Monthly cashflow:** £219/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.3%

*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:** £6,270/m²

## Capital growth trend

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

- **5y growth:** 29.3%
- **10y growth:** 14.9%

## 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)