Sold STC Terraced

17 ICKNIELD DRIVE

ILFORD, GREATER LONDON IG2 6SE

5 beds 2 baths 155 m² Listed 14 May 2025 (-485d)

£650,000

Guide Price

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# 5 bedroom terraced house for sale (IG2 6SE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 17 ICKNIELD DRIVE, ILFORD, GREATER LONDON IG2 6SE |
| Price | £650,000 |
| Bedrooms | 5 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £675,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 18/05/2035
- **Current heating cost:** £955/year
- **Est. upgrade cost to C:** £13,500

### Recommendations
- Q (£4,000 - £14,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2105-9111-1119-1195-8962)

## Description

GUIDE PRICE £650,000-£700,000.

Haart bring you this five bedroom terraced house located off Cranbrook Road in Gants Hill, located within walking distance of the station, shopping amenities and a very good selection of cafe's and restaurants. There is a really popular selection of local schools within a close proximity of the house which include St Augustines and Gearies Primary schools and Valentines High school. On the ground floor there is a through lounge, utility room and ground floor wc, plus the 6 meter extension to the rear which is the open plan kitchen and dining room area. The first floor hosts three of the bedrooms and the first floor bathroom/wc and then there are 2 further bedrooms and a shower room/wc in the dormer loft conversion. Externally the property has off street parking for cars and a very attractive rear garden with a vegetable and herb planting area.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/161951387/367073) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/161951387/367074) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 ICKNIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SE | £675,000 | 25/03/2026 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 MARTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SJ | £519,000 | 27/11/2025 | Terraced |
| 544 CRANBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RD | £510,000 | 31/10/2025 | Terraced |
| 3 MARTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SJ | £458,000 | 12/09/2025 | Terraced |
| 7 LOUDOUN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1AS | £565,000 | 25/07/2025 | Terraced |
| 52 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SG | £535,000 | 07/03/2025 | Terraced |
| 117 SPRINGFIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6QP | £600,000 | 15/11/2023 | Terraced |
| 40 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SG | £540,000 | 29/09/2023 | Terraced |
| 546 CRANBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RD | £475,000 | 28/09/2023 | Terraced |
| 22 GANTSHILL CRESCENT, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6TU | £565,000 | 25/08/2023 | Terraced |
| 58 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN | £500,000 | 10/05/2023 | Terraced |
| 68 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN | £500,500 | 05/05/2023 | Terraced |
| 11 ASHURST DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SQ | £507,000 | 03/03/2023 | Terraced |
| 43 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN | £670,000 | 14/12/2022 | Terraced |
| 78 ASHURST DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SB | £475,000 | 02/12/2022 | Terraced |
| 121 SPRINGFIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6QP | £477,500 | 18/11/2022 | Terraced |
| 64 BUTE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1AG | £520,000 | 16/09/2022 | Terraced |
| 38 JEFFERSON CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RZ | £475,000 | 29/07/2022 | Terraced |
| 7 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SF | £700,000 | 20/07/2022 | Terraced |
| 49 LOUDOUN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1AS | £553,000 | 30/05/2022 | Terraced |
| 3 PERSHORE CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RR | £450,000 | 05/05/2022 | Terraced |
| [Same street] 43 ICKNIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SE | £400,000 | 06/10/2021 | Terraced |

**Street average:** £400,000 (1 sale)
**Area average:** £529,750 (20 sales)

## Price vs local average

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

- **Local average:** £571,341 (22 Terraced, IG2, 2024–2026)
- **Deviation:** +13.8%

## 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):** £1,795/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 |
|------|------|------|------|------|
| 5 Bed Semi-Detached House, Pershore Close, IG2 | £7,800/mo | 5 | 0.06 miles | OpenRent |

**Average rent: £7,800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.2% (strong)
- **Max investor price (0.8%):** £975,000
- **Target investor price (1%):** £780,000

*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 £7,800/mo).*

- **Gross yield:** 14.4%
- **Cost-to-rent:** 6.9×
- **Monthly cashflow:** £4,435/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 28.2%

*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:** £4,194/m²

## Capital growth trend

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

- **5y growth:** 12.5%
- **10y growth:** 19.2%

## House Price Index (HM Land Registry)

*Official index for Redbridge; Terraced series; as of June 2026.*

- **1y growth (index):** 4.8%
- **5y growth (index):** 15.2%
- **10y growth (index):** 35.9%

## 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

FREEHOLD

Floor area

155 m²

Council tax band

EPC rating

Last sold

£675,000 Mar 2026

Price per m²

£4,194/m²

Local average

£571,341 (+13.8%)

Deprivation

Decile 7 (20,930 of 33,755)

Street crime

488 incidents within 1 mile (Jul 2026)

Key features

Terraced House
5 Bedrooms
GF Wc, FF Bathroom and SF Shower Room
Through Lounge
6 Meter Rear Extension and Dormer Loft Conversion
Utility Room
OSP for 2 Cars
Attractive Rear Garden
Walking Distance to the Tube
Very Popular Local Schools

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas, Double glazing
Parking: Off street
Garden: Yes

Description

GUIDE PRICE £650,000-£700,000.

Haart bring you this five bedroom terraced house located off Cranbrook Road in Gants Hill, located within walking distance of the station, shopping amenities and a very good selection of cafe's and restaurants. There is a really popular selection of local schools within a close proximity of the house which include St Augustines and Gearies Primary schools and Valentines High school. On the ground floor there is a through lounge, utility room and ground floor wc, plus the 6 meter extension to the rear which is the open plan kitchen and dining room area. The first floor hosts three of the bedrooms and the first floor bathroom/wc and then there are 2 further bedrooms and a shower room/wc in the dormer loft conversion. Externally the property has off street parking for cars and a very attractive rear garden with a vegetable and herb planting area.

Listed by

Barkingside

Spicerhaart

Reference: 161951387

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 19/05/2025

Expiry date: 18/05/2035

Current heating cost: £955/year

Potential heating cost: £893/year

Est. upgrade cost to C: £13,500

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location is outside the imported HM Land Registry INSPIRE registered freehold polygons.

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	25/03/2026 (5 months ago)	£675,000	—

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
45 MARTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SJ	£519,000	27/11/2025	Terraced
544 CRANBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RD	£510,000	31/10/2025	Terraced
3 MARTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SJ	£458,000	12/09/2025	Terraced
7 LOUDOUN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1AS	£565,000	25/07/2025	Terraced
52 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SG	£535,000	07/03/2025	Terraced
117 SPRINGFIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6QP	£600,000	15/11/2023	Terraced
40 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SG	£540,000	29/09/2023	Terraced
546 CRANBROOK ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RD	£475,000	28/09/2023	Terraced
22 GANTSHILL CRESCENT, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6TU	£565,000	25/08/2023	Terraced
58 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN	£500,000	10/05/2023	Terraced
68 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN	£500,500	05/05/2023	Terraced
11 ASHURST DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SQ	£507,000	03/03/2023	Terraced
43 OTLEY DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SN	£670,000	14/12/2022	Terraced
78 ASHURST DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SB	£475,000	02/12/2022	Terraced
121 SPRINGFIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6QP	£477,500	18/11/2022	Terraced
64 BUTE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1AG	£520,000	16/09/2022	Terraced
38 JEFFERSON CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RZ	£475,000	29/07/2022	Terraced
7 GLENHAM DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SF	£700,000	20/07/2022	Terraced
49 LOUDOUN AVENUE, ILFORD, REDBRIDGE, GREATER LONDON, IG6 1AS	£553,000	30/05/2022	Terraced
3 PERSHORE CLOSE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6RR	£450,000	05/05/2022	Terraced
Same street 43 ICKNIELD DRIVE, ILFORD, REDBRIDGE, GREATER LONDON, IG2 6SE	£400,000	06/10/2021	Terraced

Street average: £400,000 (1 sale)

Area average: £529,750 (20 sales)

Capital growth trend

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

5y growth 12.5%

10y growth 19.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Redbridge. Series: Terraced. As of June 2026.

1y (index) 4.8%

5y (index) 15.2%

10y (index) 35.9%

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: £1,795/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View IG2 6SE

Nearby

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

Type	Name	Distance
Bus stop	Icknield Drive	0.1 miles
Bus stop	Gantshill Crescent	0.1 miles
Shop	Sakthi Cash & Carry	0.2 miles
Shop	Tesco Express	0.3 miles
Train station	Gants Hill	0.5 miles
Train station	Newbury Park	0.7 miles
University	University of Portsmouth Walthamstow Campus	4.0 miles
Hospital	Neonatal Unit, L1 Z2	4.2 miles
Hospital	Rainbow Ward	4.2 miles
University	Arden University Stratford Campus	4.5 miles

Street-level crime

Category	Count
Violence and sexual offences	165
Anti-social behaviour	117
Shoplifting	56
Vehicle crime	35
Other theft	34
Public order	22
Drugs	21
Robbery	12
Other crime	9
Theft from the person	8
Burglary	7
Bicycle theft	1
Possession of weapons	1
Total incidents	488

Within 1 mile during Jul 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
St Augustine's Catholic Primary School	Primary	0.1 miles	Good — 4 Feb 2016
Gearies Primary School	Primary	0.2 miles	— (Inspected (no overall grade))
Fullwood Primary School	Primary	0.4 miles	Outstanding — 17 Jun 2024
Valentines High School	Secondary	0.5 miles	Outstanding — 21 Nov 2021
Newbury Park Primary School	Primary	0.5 miles	— (Inspected (no overall grade))

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
5 Bed Semi-Detached House, Pershore Close, IG2	£7,800/mo	5	0.06 miles	OpenRent

Average rent: £7,800/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.2%

Max investor price (0.8%) £975,000

Target investor price (1%) £780,000

Gross yield 14.4%

Cost-to-rent ratio 6.9×

Monthly cashflow £4,435/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 28.2%

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).

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