# 2 bedroom flat for sale (IG5 0LJ) ## Property Details | Key | Value | |-----|-------| | Address | 30, AVENUE COURT, CLAYBURY BROADWAY, ILFORD, GREATER LONDON IG5 0LJ | | Price | £300,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: 1967-1975 | | Floor area | 57 m² | | Last sold | £287,000 Jan 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 19/06/2036 - **Current heating cost:** £707/year - **Est. upgrade cost to C:** £13,535 ### Recommendations - B (£900 - £1,500) - Q (£7,500 - £11,000) - G (£220 - £250) - I (£2,200 - £3,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2338-7171-0113-4191-9124) ## Description Key Features: * Modern two bedroom 2nd floor flat in the popular IG5 (Clayhall) area * Finished to a high standard with contemporary décor throughout * Two spacious double bedrooms * Offered Chain-Free * Fully fitted kitchen with integrated appliances * Recently refurbished family bathroom with shower & bath * Excellent transport links via Gants Hill Central Line station * Easy access to A406, bus routes and Ilford town centre * Close to shops, supermarkets, restaurants & local parks * Within catchment of outstanding local schools * Ideal for professionals, couples or families TENURE: LEASEHOLD Key Description: Offered CHAIN-FREE and located in the ever popular IG5 (Clayhall) area, this modern two bedroom flat is beautifully presented throughout and finished to a high standard, offering stylish living ideal for working professionals, couples or families seeking excellent transport links and local amenities. Situated on the 2nd Floor, the property boasts two large double bedrooms, a spacious reception room with a feature fireplace, and a fully fitted modern kitchen complete with integrated appliances. The accommodation is further enhanced by a recently refurbished, family sized bathroom. Tastefully decorated with contemporary fixtures, fittings and luxurious furnishings, the flat provides a turnkey opportunity for buyers or occupiers looking for comfort and convenience in a highly desirable location. Located within easy reach of the A406, Gants Hill Central Line station (offering approximately 30–40 minute journeys into Central London), and excellent bus links from Claybury Broadway, commuting is effortless. The property is also conveniently located close to Ilford town centre, supermarkets, local parks, restaurants and cafés. Families will particularly appreciate the proximity to outstanding local schools, including Parkhill Infant School and Beal High School, making this an excellent long term home. An internal viewing is highly recommended to fully appreciate the quality, space and location on offer. Contact us today to arrange your viewing and avoid disappointment. ## Property Photos - ![Picture No. 03](/listings/photos/87616122/957544) - Picture No. 03 - ![Picture No. 04](/listings/photos/87616122/957545) - Picture No. 04 - ![Picture No. 06](/listings/photos/87616122/957546) - Picture No. 06 - ![Picture No. 15](/listings/photos/87616122/957547) - Picture No. 15 - ![Picture No. 09](/listings/photos/87616122/957548) - Picture No. 09 - ![Picture No. 08](/listings/photos/87616122/957549) - Picture No. 08 - ![Picture No. 07](/listings/photos/87616122/957550) - Picture No. 07 - ![Picture No. 10](/listings/photos/87616122/957551) - Picture No. 10 - ![Picture No. 14](/listings/photos/87616122/957552) - Picture No. 14 - ![Picture No. 05](/listings/photos/87616122/957553) - Picture No. 05 - ![Picture No. 11](/listings/photos/87616122/957554) - Picture No. 11 - ![Picture No. 12](/listings/photos/87616122/957555) - Picture No. 12 - ![Picture No. 13](/listings/photos/87616122/957556) - Picture No. 13 - ![Picture No. 16](/listings/photos/87616122/957557) - Picture No. 16 ## Floorplans - ![Floorplan](/listings/photos/87616122/957558) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/87616122/957559) - EPC Rating Graph ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #13477188 - **Address:** 30 Avenue Court, Claybury Broadway, IG5 0LJ - **Certificate Issued:** 09/04/2019 - **Work Completed:** 27/02/2019 - **Items:** 7 window(s) ### FENSA Certificate #16860749 - **Address:** 30 Avenue Court, Claybury Broadway, IG5 0LJ - **Certificate Issued:** 29/06/2025 - **Work Completed:** 13/12/2024 - **Items:** 8 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | AVENUE COURT 30 CLAYBURY BROADWAY, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0LJ | £287,000 | 28/01/2022 | Flat | | AVENUE COURT 30 CLAYBURY BROADWAY, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0LJ | £214,000 | 27/02/2015 | Flat | | AVENUE COURT 30 CLAYBURY BROADWAY, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0LJ | £42,000 | 06/07/1995 | 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 | |---------|-------|------|------| | LANSDOWNE COURT 4 CLAYBURY BROADWAY, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0JA | £310,000 | 29/01/2024 | Flat | | HAWTHORN COURT FLAT 7 HERENT DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0HA | £315,000 | 24/11/2023 | Flat | | 41 WINNINGALES COURT, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0PX | £110,000 | 16/11/2023 | Flat | | 22 WINNINGALES COURT, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0PX | £128,500 | 10/11/2023 | Flat | | OLEASTOR COURT FLAT 7 STONELEIGH ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0JX | £87,500 | 04/10/2023 | Flat | | OLEASTOR COURT FLAT 4 STONELEIGH ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0JX | £160,000 | 31/08/2023 | Flat | | 10A CLAYBURY BROADWAY, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0LQ | £280,000 | 11/10/2022 | Flat | | AVENUE COURT 67 CLAYBURY BROADWAY, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0LL | £232,000 | 07/10/2022 | Flat | | OLEASTOR COURT FLAT 24 STONELEIGH ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0JX | £125,000 | 05/08/2022 | Flat | | AVENUE COURT 64 CLAYBURY BROADWAY, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0LL | £282,000 | 20/04/2022 | Flat | | OLEASTOR COURT FLAT 3 STONELEIGH ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0JX | £345,000 | 06/04/2022 | Flat | | OLEASTOR COURT FLAT 8 STONELEIGH ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0JX | £155,000 | 31/01/2022 | Flat | | 34 WINNINGALES COURT, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0PX | £165,000 | 28/01/2022 | Flat | | 23 WINNINGALES COURT, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0PX | £249,999 | 24/01/2022 | Flat | | HAWTHORN COURT FLAT 1 HERENT DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0HA | £315,000 | 20/12/2021 | Flat | | AVENUE COURT 15 CLAYBURY BROADWAY, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0LH | £259,000 | 04/11/2021 | Flat | | OLEASTOR COURT FLAT 17 STONELEIGH ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0JX | £165,000 | 22/10/2021 | Flat | | 14 WINNINGALES COURT, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0PX | £155,000 | 17/09/2021 | Flat | | HAWTHORN COURT FLAT 9 HERENT DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0HA | £315,000 | 09/09/2021 | Flat | | HAWTHORN COURT FLAT 14 HERENT DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG5 0HA | £305,000 | 08/09/2021 | Flat | **Area average:** £222,950 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £302,000 (5 Flat, IG5, 2024–2026) - **Deviation:** -0.7% ## Rental Range *ONS Price Index of Private Rents (Redbridge). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,553/mo - **Realistic:** £1,725/mo - **Optimistic:** £1,898/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, Atherton Road, IG5 | £2,000/mo | 2 | 0.34 miles | OpenRent | | 2 Bed Flat, Atherton Road, IG5 | £2,000/mo | 2 | 0.35 miles | OpenRent | | 2 Bed Flat, Atherton Road, IG5 | £2,100/mo | 2 | 0.35 miles | OpenRent | | 2 Bed Bungalow, Merrivale Avenue, IG4 | £800/mo | 2 | 0.49 miles | OpenRent | | 2 Bed Flat, Woodford Avenue, IG2 | £2,300/mo | 2 | 0.75 miles | OpenRent | | 2 Bed Flat, Longwood Gardens, IG5 | £1,700/mo | 2 | 0.75 miles | OpenRent | | 2 Bed Flat, Chalford Walk, IG8 | £2,000/mo | 2 | 0.84 miles | OpenRent | **Average rent: £1,843/mo (7 listings)** ## 1% Rule - **Rent ratio:** 0.67% (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:** 8% - **Cost-to-rent:** 12.5× - **Monthly cashflow:** £594/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 8.2% *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:** £5,263/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 7.8% - **10y growth:** -1.6% ## 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)