For sale Flat

FLAT 4

DUNHILL HOUSE, 173A, HIGH STREET, ILFORD, BARKINGSIDE, GREATER LONDON IG6 2AJ

3 beds 1 baths Listed 9 Nov 2025 (-254d)

£350,000

Guide Price

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# 3 bedroom apartment for sale (IG6 2AJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 4, DUNHILL HOUSE, 173A, HIGH STREET, ILFORD, BARKINGSIDE, GREATER LONDON IG6 2AJ |
| Price | £350,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £350,000 Aug 2021 |

## Description

GUIDE PRICE £350,000-£375,000.

Get in touch with us straight away to view this three bedroom apartment on Barkingside high street, providing easy access to the shopping amenities and both Fairlop and Barkingside stations are within walking distance. The three bedrooms are all big enough to house a double bed and there is a good size bathroom with a shower over, plus there is an open plan lounge and kitchen area, with space for a dining room table and there is a balcony. Externally the property has attractive communal area's with a bike shed for residents and serviced lifts, the lease term remaining is 120 years and the property has gas heating and triple glazed windows.

## Property Photos

- ![Photo](/listings/photos/169160840/1165883)
- ![Photo](/listings/photos/169160840/1165887)
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- ![Photo](/listings/photos/169160840/1165895)
- ![Photo](/listings/photos/169160840/1165898)
- ![Photo](/listings/photos/169160840/1165900)
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- ![Photo](/listings/photos/169160840/1165908)
- ![Photo](/listings/photos/169160840/1165909)

## Floorplans

- ![Floorplan 1](/listings/photos/169160840/1165910) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/169160840/1165911) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| DUNHILL HOUSE, 173A FLAT 4 HIGH STREET, BARKINGSIDE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 2AJ | £350,000 | 23/08/2021 | 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 |
|---------|-------|------|------|
| OAKSIDE COURT FLAT 46 FENCEPIECE ROAD, BARKINGSIDE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 2PH | £352,500 | 06/12/2022 | Flat |
| BROADWAY MARKET 3B FENCEPIECE ROAD, BARKINGSIDE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 2JT | £244,000 | 08/03/2022 | Flat |
| 3 STARCH HOUSE LANE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1PU | £295,000 | 29/09/2021 | Flat |

**Area average:** £297,167 (3 sales)

## Price vs local average

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

- **Local average:** £292,923 (26 Flat, IG6, 2024–2026)
- **Deviation:** +19.5%

## 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):** £1,496/mo

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £215,625
- **Target investor price (1%):** £172,500

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** -5.4%
- **10y growth:** 23.3%

## 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)

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Property details

Tenure

LEASEHOLD (119 years remaining on lease)

Council tax band

Last sold

£350,000 Aug 2021

Local average

£292,923 (+19.5%)

Deprivation

Decile 6 (19,190 of 33,755)

Street crime

319 incidents within 1 mile (May 2026)

Key features

Apartment
Three Bedrooms
Spacious Open Plan Lounge/Kitchen
Attractive Bathroom
Balcony
Gas Heating and Triple Glazed Windows
Only Built 5 Years Ago
120 Year Lease
Located on the High Street
Walking Distance to 2 Tube Stations

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas, Double glazing
Accessibility: Lift access

Description

GUIDE PRICE £350,000-£375,000.

Get in touch with us straight away to view this three bedroom apartment on Barkingside high street, providing easy access to the shopping amenities and both Fairlop and Barkingside stations are within walking distance. The three bedrooms are all big enough to house a double bed and there is a good size bathroom with a shower over, plus there is an open plan lounge and kitchen area, with space for a dining room table and there is a balcony. Externally the property has attractive communal area's with a bike shed for residents and serviced lifts, the lease term remaining is 120 years and the property has gas heating and triple glazed windows.

Listed by

Barkingside

Spicerhaart

Reference: 169160840

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Listed for sale	—	£350,000	0%
Sold	23/08/2021 (4 years ago)	£350,000	—

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
OAKSIDE COURT FLAT 46 FENCEPIECE ROAD, BARKINGSIDE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 2PH	£352,500	06/12/2022	Flat
BROADWAY MARKET 3B FENCEPIECE ROAD, BARKINGSIDE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 2JT	£244,000	08/03/2022	Flat
3 STARCH HOUSE LANE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1PU	£295,000	29/09/2021	Flat

Area average: £297,167 (3 sales)

Capital growth trend

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

5y growth -5.4%

10y growth 23.3%

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%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: KILROY DEVELOPMENTS (LONDON) LIMITED (08755598)

Rental Range

Estimated market rent for Redbridge. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,553/mo

Realistic £1,725/mo

Optimistic £1,898/mo

Based on Local Authority from postcode lookup → Redbridge.

LHA (30th percentile) floor for Outer North East London: £1,496/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View IG6 2AJ

Address

175 High Street

Nearby

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

Type	Name	Distance
Bus stop	Fullwell Cross	0.0 miles
Shop	Freeda Hair Beauty Aesthetics	0.0 miles
Shop	Betfred	0.0 miles
Train station	Fairlop	0.4 miles
Train station	Barkingside	0.5 miles
Hospital	Neonatal Unit, L1 Z2	5.3 miles
Hospital	Rainbow Ward	5.3 miles
University	Arden University Stratford Campus	5.4 miles
University	NTU London	8.4 miles

Street-level crime

Category	Count
Violence and sexual offences	85
Anti-social behaviour	78
Shoplifting	56
Vehicle crime	29
Other theft	18
Public order	18
Robbery	14
Drugs	7
Burglary	6
Theft from the person	4
Criminal damage and arson	2
Bicycle theft	1
Possession of weapons	1
Total incidents	319

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
Redbridge Alternative Provision	Other	0.1 miles	Requires improvement — 29 Apr 2024
Wohl Ilford Jewish Primary School	Primary	0.1 miles	Good — 11 Oct 2011
King Solomon High School	Secondary	0.1 miles	Requires improvement — 3 Jul 2024
Clore Tikva School	Primary	0.2 miles	Good — 11 May 2020
Mossford Green Primary School	Primary	0.2 miles	Good — 13 Sep 2023

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.49%

Max investor price (0.8%) £215,625

Target investor price (1%) £172,500

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).

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