Sold STC Flat

84 WELLESLEY ROAD

ILFORD, GREATER LONDON IG1 4JZ

2 beds 1 baths 657 sq ft Listed 26 Nov 2024 (-564d)

£350,000

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# 2 bedroom flat for sale (IG1 4JZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 84 WELLESLEY ROAD, ILFORD, GREATER LONDON IG1 4JZ |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 61 m² |
| Last sold | £330,000 Nov 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 30/08/2026
- **Current heating cost:** £617/year
- **Est. upgrade cost to C:** £10,000

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0282-2869-6787-9776-4055)

## Description

NO ONWARD CHAIN!! This charming flat in the Commonwealth Estate is now available for sale. The property is in need of modernising, offering a great opportunity for those looking to add their personal touch to a home. Situated near Valentines Park, this flat features one reception room, ideal for relaxing or entertaining guests. The flat comprises two bedrooms, providing space for a small family or for those in need of a guest room or office space. There is also a well-appointed bathroom and a kitchen ready for renovation to suit your tastes. Additional benefits of this property include a rear garden for outdoor enjoyment and convenient access to the Ilford Elizabeth Line links for commuting. The current Lease is 128 Years remaining. We have been advised a NIL service charge and £150 pa Ground Rent, property to be offered with Share of Freehold. Don't miss out on the chance to transform this property into your dream home. Contact us today to arrange a viewing and explore the potential of this flat in a desirable location.

## Property Photos

- ![Photo](/listings/photos/155392127/245932)
- ![Photo](/listings/photos/155392127/245933)
- ![Photo](/listings/photos/155392127/245934)
- ![Photo](/listings/photos/155392127/245935)
- ![Photo](/listings/photos/155392127/245936)
- ![Photo](/listings/photos/155392127/245937)
- ![Photo](/listings/photos/155392127/245938)

## Floorplans

- ![Floorplan 1](/listings/photos/155392127/245939) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/155392127/245940) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 84 WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JZ | £330,000 | 26/11/2024 | 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 |
|---------|-------|------|------|
| [Same street] 57 WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JZ | £750,000 | 23/10/2025 | Semi-detached |
| 22B INGLEBY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4RY | £300,000 | 20/10/2023 | Flat |
| 115A COVENTRY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4QT | £260,000 | 06/07/2023 | Flat |
| 5B WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JT | £285,000 | 19/06/2023 | Flat |
| 5A WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JT | £300,000 | 19/06/2023 | Flat |
| HERON COURT FLAT 33 MORLAND ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4EW | £102,500 | 12/05/2023 | Flat |
| HERON COURT FLAT 41 MORLAND ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4EW | £95,500 | 10/05/2023 | Flat |
| 90B BALFOUR ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JG | £280,000 | 14/10/2022 | Flat |
| 35 WARWICK GARDENS, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4LE | £338,500 | 20/09/2022 | Flat |
| HERON COURT FLAT 5 MORLAND ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4EW | £98,000 | 31/08/2022 | Flat |
| 75A LEY STREET, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4BG | £225,000 | 16/08/2022 | Flat |
| 27A BALFOUR ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4HP | £370,000 | 15/07/2022 | Flat |
| 103A BALFOUR ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4HR | £332,500 | 30/06/2022 | Flat |
| 29 COVENTRY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4QR | £252,000 | 27/06/2022 | Flat |
| HERON COURT FLAT 40 MORLAND ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4EW | £122,500 | 14/06/2022 | Flat |
| KINGSLEY MEWS FLAT 7 LEY STREET, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4BT | £265,000 | 31/05/2022 | Flat |
| HERON COURT FLAT 42 MORLAND ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4EW | £110,000 | 28/04/2022 | Flat |
| 9C GRANVILLE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JY | £235,000 | 08/04/2022 | Flat |
| [Same street] 96A WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JZ | £125,000 | 01/03/2022 | Flat |
| [Same street] 94A WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JZ | £302,500 | 14/02/2022 | Flat |
| 95 FLAT 2 LEY STREET, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4BH | £260,000 | 04/02/2022 | Flat |
| KINGSLEY MEWS FLAT 13 LEY STREET, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4BT | £235,000 | 14/01/2022 | Flat |
| 66A INGLEBY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4RY | £237,500 | 12/11/2021 | Flat |
| [Same street] 60 WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JZ | £335,000 | 05/11/2021 | Semi-detached |
| [Same street] 78A WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JZ | £296,000 | 18/08/2021 | Flat |

**Street average:** £361,700 (5 sales)
**Area average:** £235,200 (20 sales)

## Price vs local average

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

- **Local average:** £249,007 (27 Flat, IG1, 2024–2026)
- **Deviation:** +40.6%

## 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):** £1,247/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 |
|------|------|------|------|------|
| 2 Bed Flat, Kingsley Mews, IG1 | £1,750/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Ley Street, IG1 | £1,750/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Heron Mews, IG1 | £1,900/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Raphael House, IG1 | £1,985/mo | 2 | 0.31 miles | OpenRent |
| 2 Bed Flat, Argyle Road, IG1 | £1,680/mo | 2 | 0.33 miles | OpenRent |

**Average rent: £1,813/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £218,750
- **Target investor price (1%):** £175,000

*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 £1,750/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £172/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 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:** £5,738/m²

## Capital growth trend

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

- **5y growth:** 26.5%
- **10y growth:** 12.3%

## House Price Index (HM Land Registry)

*Official index for Redbridge; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -3.6%
- **5y growth (index):** 4.7%
- **10y growth (index):** 17.8%

## 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

Floor area

61 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£330,000 Nov 2024

Price per m²

£5,738/m²

Local average

£249,007 (+40.6%)

Deprivation

Decile 1 (2,583 of 33,755)

Street crime

899 incidents within 1 mile (Apr 2026)

Key features

GROUND FLOOR FLAT
TWO BEDROOMS
REAR GARDEN
LEASEHOLD
COUNCIL TAX - BAND C
EPC - D

Additional details

Parking: Yes
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

NO ONWARD CHAIN!! This charming flat in the Commonwealth Estate is now available for sale. The property is in need of modernising, offering a great opportunity for those looking to add their personal touch to a home. Situated near Valentines Park, this flat features one reception room, ideal for relaxing or entertaining guests. The flat comprises two bedrooms, providing space for a small family or for those in need of a guest room or office space. There is also a well-appointed bathroom and a kitchen ready for renovation to suit your tastes. Additional benefits of this property include a rear garden for outdoor enjoyment and convenient access to the Ilford Elizabeth Line links for commuting. The current Lease is 128 Years remaining. We have been advised a NIL service charge and £150 pa Ground Rent, property to be offered with Share of Freehold. Don't miss out on the chance to transform this property into your dream home. Contact us today to arrange a viewing and explore the potential of this flat in a desirable location.

Listed by

Ilford

Payne & Co

Reference: 155392127

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 31/08/2016

Expiry date: 30/08/2026

Current heating cost: £617/year

Potential heating cost: £363/year

Est. upgrade cost to C: £10,000

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	26/11/2024 (1 year ago)	£330,000	—

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
Same street 57 WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JZ	£750,000	23/10/2025	Semi-detached
22B INGLEBY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4RY	£300,000	20/10/2023	Flat
115A COVENTRY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4QT	£260,000	06/07/2023	Flat
5B WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JT	£285,000	19/06/2023	Flat
5A WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JT	£300,000	19/06/2023	Flat
HERON COURT FLAT 33 MORLAND ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4EW	£102,500	12/05/2023	Flat
HERON COURT FLAT 41 MORLAND ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4EW	£95,500	10/05/2023	Flat
90B BALFOUR ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JG	£280,000	14/10/2022	Flat
35 WARWICK GARDENS, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4LE	£338,500	20/09/2022	Flat
HERON COURT FLAT 5 MORLAND ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4EW	£98,000	31/08/2022	Flat
75A LEY STREET, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4BG	£225,000	16/08/2022	Flat
27A BALFOUR ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4HP	£370,000	15/07/2022	Flat
103A BALFOUR ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4HR	£332,500	30/06/2022	Flat
29 COVENTRY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4QR	£252,000	27/06/2022	Flat
HERON COURT FLAT 40 MORLAND ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4EW	£122,500	14/06/2022	Flat
KINGSLEY MEWS FLAT 7 LEY STREET, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4BT	£265,000	31/05/2022	Flat
HERON COURT FLAT 42 MORLAND ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4EW	£110,000	28/04/2022	Flat
9C GRANVILLE ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JY	£235,000	08/04/2022	Flat
Same street 96A WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JZ	£125,000	01/03/2022	Flat
Same street 94A WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JZ	£302,500	14/02/2022	Flat
95 FLAT 2 LEY STREET, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4BH	£260,000	04/02/2022	Flat
KINGSLEY MEWS FLAT 13 LEY STREET, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4BT	£235,000	14/01/2022	Flat
66A INGLEBY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4RY	£237,500	12/11/2021	Flat
Same street 60 WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JZ	£335,000	05/11/2021	Semi-detached
Same street 78A WELLESLEY ROAD, ILFORD, REDBRIDGE, GREATER LONDON, IG1 4JZ	£296,000	18/08/2021	Flat

Street average: £361,700 (5 sales)

Area average: £235,200 (20 sales)

Capital growth trend

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

5y growth 26.5%

10y growth 12.3%

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

1y (index) -3.6%

5y (index) 4.7%

10y (index) 17.8%

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: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View IG1 4JZ

Nearby

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

Type	Name	Distance
Shop	London Plumbing & Heating Supplies	0.1 miles
Shop	Chen One Furniture	0.1 miles
Bus stop	Griggs Approach	0.2 miles
Train station	Ilford	0.3 miles
Train station	Gants Hill	1.0 miles
Hospital	Goodmayes Hospital	1.9 miles
Hospital	Barking Community Hospital	2.0 miles
University	University of East London	3.0 miles

Street-level crime

Category	Count
Violence and sexual offences	286
Anti-social behaviour	173
Shoplifting	73
Vehicle crime	60
Other theft	57
Public order	54
Criminal damage and arson	50
Drugs	44
Theft from the person	29
Burglary	26
Robbery	22
Other crime	15
Bicycle theft	7
Possession of weapons	3
Total incidents	899

Within 1 mile during Apr 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
The Ursuline Academy Ilford	Secondary	0.2 miles	Good — 19 Apr 2012
Christchurch Primary School	Primary	0.2 miles	Good — 11 Jan 2023
The Ursuline Prep School Ilford	Other	0.2 miles	— (No rating)
Read Academy Education	Other	0.3 miles	Good — 1 Oct 2023
Apex Primary School	Other	0.3 miles	— (No rating)

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
2 Bed Flat, Kingsley Mews, IG1	£1,750/mo	2	0.19 miles	OpenRent
2 Bed Flat, Ley Street, IG1	£1,750/mo	2	0.19 miles	OpenRent
2 Bed Flat, Heron Mews, IG1	£1,900/mo	2	0.22 miles	OpenRent
2 Bed Flat, Raphael House, IG1	£1,985/mo	2	0.31 miles	OpenRent
2 Bed Flat, Argyle Road, IG1	£1,680/mo	2	0.33 miles	OpenRent

Average rent: £1,813/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £218,750

Target investor price (1%) £175,000

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £172/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 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).