# 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)
- ![Photo](/listings/photos/169160840/1165889)
- ![Photo](/listings/photos/169160840/1165891)
- ![Photo](/listings/photos/169160840/1165893)
- ![Photo](/listings/photos/169160840/1165895)
- ![Photo](/listings/photos/169160840/1165898)
- ![Photo](/listings/photos/169160840/1165900)
- ![Photo](/listings/photos/169160840/1165902)
- ![Photo](/listings/photos/169160840/1165903)
- ![Photo](/listings/photos/169160840/1165904)
- ![Photo](/listings/photos/169160840/1165905)
- ![Photo](/listings/photos/169160840/1165906)
- ![Photo](/listings/photos/169160840/1165907)
- ![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

## 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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Tomswood Hill, IG6 | £2,400/mo | 3 | 0.19 miles | OpenRent |
| 3 Bed Terraced House, Craven Gardens, IG6 | £2,500/mo | 3 | 0.22 miles | OpenRent |

**Average rent: £2,450/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £306,250
- **Target investor price (1%):** £245,000

*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 £2,450/mo).*

- **Gross yield:** 8.4%
- **Cost-to-rent:** 11.9×
- **Monthly cashflow:** £802/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.5%

*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).*

## Capital growth trend

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

- **5y growth:** -6.3%
- **10y growth:** 21.2%

## 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)