# 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
- **Current heating cost:** £568/year
- **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)