Sold Flat

7C

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

1 beds 388 sq ft Listed 8 Apr 2008 (-6689d)

£106,950

Offers in Region of

Save

# 1 bedroom flat for sale (IG1 3AH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 7C, SELBORNE ROAD, ILFORD, ILFORD, GREATER LONDON IG1 3AH |
| Price | £106,950 |
| Bedrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 36 m² |
| Last sold | £112,000 Feb 2007 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 22/05/2036
- **Est. upgrade cost to C:** £10,300

### Recommendations
- A (£900 - £1,200)
- Q (£7,500 - £11,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4719-5236-3002-0225-2802)

## Description

SELBORNE ROAD ILFORD ESSEX IG1 3AH			4503

COMMUNIAL ENTRANCE HALL:	Stairs leading to 1st floor front door.

ENTRANCE HALL:

LOUNGE:	16'2 x 10'4 (4.92 x 3.15m) Picture bay window to front elevation, double radiator, electric points.

KITCHEN:	11'5 x 5' (3.48m x 1.52m) Fitted floor and wall units, single drainer sink unit, gas points, gas combi-boiler for Domestic Hot Water, cupboard housing immersion heater, electric points.

BEDROOM 1: 12' x 7'8 (3.65m x 2.33m) Window to rear elevation, single radiator, electric points.

BATHROOM/W.C:	 Panelled bath, low level WC, pedestal hand basin, single radiator, window to rear elevation.

VIEWING:	By appointment with this office open weekdays until 6.30pm

Saturdays until 5pm.

## Property Photos

- ![1ST FLOOR FLAT](/listings/photos/20637410/1632875) - 1ST FLOOR FLAT

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7C SELBORNE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AH | £112,000 | 16/02/2007 | 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 |
|---------|-------|------|------|
| 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 |
| 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 |
| 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 |
| 112A MAYFAIR AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3DH | £270,000 | 14/04/2022 | Flat |
| 15D MANSFIELD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BA | £300,000 | 01/04/2022 | Flat |
| 30B NORTHBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BS | £265,000 | 25/03/2022 | Flat |
| 144A EMPRESS AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3DF | £250,000 | 16/03/2022 | Flat |
| 32 FLAT 1 NORTHBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BS | £230,000 | 07/03/2022 | Flat |
| 20 FLAT 1 MANSFIELD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AZ | £265,000 | 08/02/2022 | 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:** £224,675 (20 sales)

## Price vs local average

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

- **Local average:** £245,352 (29 Flat, IG1, 2024–2026)
- **Deviation:** -56.4%

## 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):** £997/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 |
|------|------|------|------|------|
| 1 Bed Flat, Selborne Road, IG1 | £1,475/mo | 1 | 0.04 miles | OpenRent |
| 1 Bed Flat, York Road, IG1 | £1,100/mo | 1 | 0.12 miles | OpenRent |
| 1 Bed Flat, Argyle Road, IG1 | £1,530/mo | 1 | 0.16 miles | OpenRent |
| 1 Bed Flat, Argyle Road, IG1 | £1,500/mo | 1 | 0.16 miles | OpenRent |
| 1 Bed Flat, Argyle Road, IG1 | £1,350/mo | 1 | 0.2 miles | OpenRent |
| 1 Bed Flat, Mansfield Road, IG1 | £1,250/mo | 1 | 0.2 miles | OpenRent |
| 1 Bed Flat, Icon Building, IG1 | £1,450/mo | 1 | 0.2 miles | OpenRent |
| 1 Bed Flat, Mansfield Road, IG1 | £1,450/mo | 1 | 0.21 miles | OpenRent |

**Average rent: £1,388/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 1.36% (strong)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 16.3%
- **Cost-to-rent:** 6.1×
- **Monthly cashflow:** £859/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 33.2%

*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:** £2,971/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)

1ST FLOOR FLAT

/ 1

Property details

Tenure

LEASEHOLD

Floor area

36 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£112,000 Feb 2007

Price per m²

£2,971/m²

Local average

£245,352 (-56.4%)

Deprivation

Decile 2 (5,719 of 33,755)

Street crime

890 incidents within 1 mile (May 2026)

Key features

ONE BEDROOM
LOUNGE
NEEDS REFURBISHING
PART FITTED KITCHEN
GFCH (UNTESTED)
GOOD LOCATION

Description

SELBORNE ROAD ILFORD ESSEX IG1 3AH 4503

COMMUNIAL ENTRANCE HALL: Stairs leading to 1st floor front door.

ENTRANCE HALL:

LOUNGE: 16'2 x 10'4 (4.92 x 3.15m) Picture bay window to front elevation, double radiator, electric points.

KITCHEN: 11'5 x 5' (3.48m x 1.52m) Fitted floor and wall units, single drainer sink unit, gas points, gas combi-boiler for Domestic Hot Water, cupboard housing immersion heater, electric points.

BEDROOM 1: 12' x 7'8 (3.65m x 2.33m) Window to rear elevation, single radiator, electric points.

BATHROOM/W.C: Panelled bath, low level WC, pedestal hand basin, single radiator, window to rear elevation.

VIEWING: By appointment with this office open weekdays until 6.30pm
Saturdays until 5pm.

Listed by

Chadwell Heath

Brian Thomas Estate Agents

Reference: 20637410

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 23/05/2026

Expiry date: 22/05/2036

Est. upgrade cost to C: £10,300

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	16/02/2007 (19 years ago)	£112,000	—

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
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
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
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
112A MAYFAIR AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3DH	£270,000	14/04/2022	Flat
15D MANSFIELD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BA	£300,000	01/04/2022	Flat
30B NORTHBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BS	£265,000	25/03/2022	Flat
144A EMPRESS AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3DF	£250,000	16/03/2022	Flat
32 FLAT 1 NORTHBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3BS	£230,000	07/03/2022	Flat
20 FLAT 1 MANSFIELD ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 3AZ	£265,000	08/02/2022	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: £224,675 (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: £997/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
Shop	Cake Box	0.2 miles
Shop	Magazin Traditional Romanesc	0.2 miles
Bus stop	Beal Road	0.2 miles
Train station	Ilford	0.2 miles
Bus stop	Ilford Station	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	212
Vehicle crime	75
Other theft	70
Shoplifting	68
Public order	49
Drugs	47
Theft from the person	35
Burglary	26
Robbery	26
Bicycle theft	10
Other crime	6
Possession of weapons	6
Criminal damage and arson	1
Total incidents	890

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
1 Bed Flat, Selborne Road, IG1	£1,475/mo	1	0.04 miles	OpenRent
1 Bed Flat, York Road, IG1	£1,100/mo	1	0.12 miles	OpenRent
1 Bed Flat, Argyle Road, IG1	£1,530/mo	1	0.16 miles	OpenRent
1 Bed Flat, Argyle Road, IG1	£1,500/mo	1	0.16 miles	OpenRent
1 Bed Flat, Argyle Road, IG1	£1,350/mo	1	0.2 miles	OpenRent
1 Bed Flat, Mansfield Road, IG1	£1,250/mo	1	0.2 miles	OpenRent
1 Bed Flat, Icon Building, IG1	£1,450/mo	1	0.2 miles	OpenRent
1 Bed Flat, Mansfield Road, IG1	£1,450/mo	1	0.21 miles	OpenRent

Average rent: £1,388/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 9.4% gross yield avg £189,250 sale, £1,475/mo rent

Rent ratio 1.36%

Max investor price (0.8%) £181,250

Target investor price (1%) £145,000

Gross yield 16.3%

Cost-to-rent ratio 6.1×

Monthly cashflow £859/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 33.2%

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).