Local market reports › IG
Ilford market report IG
The IG (Ilford) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 139,111 HM Land Registry entries for the IG postcode area (Ilford), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: a typical the IG postcode area (Ilford) home changed hands for £498,500 in 2026 (median of 1,058 registered sales, up 5% on five years earlier), with the mean at £526,900, and by floor area homes here have averaged about £5,500 per square metre over the last five years. Source: 139,111 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The figures for IG centred on Ilford run across 11 districts, the broad sweep by design. For a specific place, drop down to its district report below.
Where IG sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
Today's IG prices, from the sold record
Take the 1,058 registered 2026 sales in IG and the middle price, the median, is £498,500. The mean lands at £526,900, modestly above it, the usual shape of a market with an expensive tail.
IG prices by floor area
Measured by floor area, the last five years of IG sales average about £5,500 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Against a national (England and Wales) median of £285,000, IG runs 75% above it.
IG's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £498,500 | £498,500 | 1,058 |
| 2025 | £500,000 | £511,957 | 2,880 |
| 2024 | £479,200 | £509,488 | 2,618 |
| 2023 | £452,000 | £496,638 | 2,400 |
| 2022 | £475,000 | £556,992 | 3,113 |
| 2021 | £475,000 | £601,411 | 3,962 |
| 2020 | £445,000 | £577,397 | 2,539 |
| 2019 | £425,000 | £557,073 | 2,895 |
| 2018 | £415,000 | £553,203 | 3,228 |
| 2017 | £410,000 | £559,199 | 3,438 |
| 2016 | £385,000 | £538,619 | 3,738 |
| 2015 | £339,000 | £479,007 | 4,072 |
| 2014 | £300,000 | £425,602 | 4,253 |
| 2013 | £267,200 | £384,474 | 3,604 |
| 2012 | £250,000 | £367,969 | 2,921 |
| 2011 | £250,000 | £377,404 | 2,960 |
| 2010 | £248,000 | £388,928 | 3,477 |
| 2009 | £230,000 | £369,727 | 3,096 |
| 2008 | £249,500 | £408,983 | 3,412 |
| 2007 | £250,000 | £424,070 | 6,930 |
| 2006 | £235,000 | £407,930 | 6,853 |
| 2005 | £222,500 | £395,960 | 5,525 |
| 2004 | £217,500 | £395,022 | 6,672 |
| 2003 | £193,000 | £355,553 | 6,417 |
| 2002 | £165,000 | £310,446 | 7,222 |
| 2001 | £134,000 | £257,608 | 6,668 |
| 2000 | £116,000 | £227,650 | 5,755 |
| 1999 | £97,500 | £194,312 | 6,364 |
| 1998 | £85,600 | £172,790 | 5,560 |
| 1997 | £77,500 | £158,937 | 5,931 |
| 1996 | £72,000 | £151,845 | 5,248 |
| 1995 | £70,000 | £152,169 | 4,302 |
In cash terms the typical IG home went from £70,000 in 1995 to £498,500 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 228%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 17% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IG median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+23.1% on the year before); the weakest, 2009 (−7.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What IG has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −0.3% | −2.6% |
| 5 years (since 2021) | +1.0% | −3.7% |
| 6 years (since 2020) | +1.9% | −2.4% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 20 years (since 2006) | +3.8% | +1.0% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 44% of the typed total. A detached home currently trades at £950,000 against £277,000 for a flat, 3.4 times the price.
Median by property type, IG
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £950,000 | 73 | 10,520 |
| Semi-detached | £612,500 | 223 | 25,914 |
| Terraced | £525,000 | 473 | 61,361 |
| Flats | £277,000 | 289 | 41,316 |
Transaction volumes
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
IG recorded 2,026 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 6,505 sales a year before the financial crisis and 2,414 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What tenants pay around IG
IG falls under Redbridge, the local authority covering most of the IG area (parts fall under Epping Forest and Barking and Dagenham, where rents differ), where the ONS puts the average private rent at £1,725 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,365 a month here against £2,714 for four or more bedrooms.
Average monthly rent by size, Redbridge
ONS Price Index of Private Rents, May 2026.
Against the £498,500 median purchase price, a rent of £1,725 a month (£20,700 a year) works out at a 4.2% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Asked and answered: IG (Ilford)
Are property prices falling in IG (Ilford)?
Is IG (Ilford) a good place to buy a house?
How much did a house sell for in IG (Ilford)?
Are IG prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 5% over five years in cash but down 17% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
On the market in IG today
Everything above is what homes in IG sold for. Turning to what is actually available: 278 homes on the market right now, from 8 agents publishing to HomesIndex, at a typical asking price 10% above the IG median sold price.
Set against 2,026 registered sales in the last twelve months, the 278 homes on the market here are roughly 7 weeks of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
Of everything listed here, 14% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every IG home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Month by month: when IG sells
Across the 14,973 sales completed in IG from 2021 to 2025, March was the busiest month for completions (12.1% of the total) and April the quietest (6.7%). The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 1,134 | 7.6% |
| February | 1,209 | 8.1% |
| March | 1,809 | 12.1% |
| April | 999 | 6.7% |
| May | 1,055 | 7.0% |
| June | 1,613 | 10.8% |
| July | 1,074 | 7.2% |
| August | 1,191 | 8.0% |
| September | 1,421 | 9.5% |
| October | 1,154 | 7.7% |
| November | 1,185 | 7.9% |
| December | 1,129 | 7.5% |
Moving up a bedroom in IG: the cost
Real sold prices by size across the IG area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £637,650 | £740,000 (+16%) | £950,000 (+28%) | £1,285,000 (+35%) | £1,625,000 (+26%) |
| Semi-detached | £421,175 | £485,000 (+15%) | £575,000 (+19%) | £723,000 (+26%) | £865,000 (+20%) |
| Terraced | £380,000 | £440,000 (+16%) | £500,000 (+14%) | £568,000 (+14%) | £640,000 (+13%) |
| Flat | £244,500 | £315,000 (+29%) | £370,000 (+17%) | £428,995 (+16%) | £575,000 (+34%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the IG area is the point: the same five years treated these districts very differently.
Five-year change in the median, IG area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
District by district
Averages this wide conceal the interesting part. Every measurable IG district is below, dearest first, each linking to its own full report.
| District | Median (2026) | 5-year | Sales |
|---|---|---|---|
| IG9 Buckhurst Hill | £632,100 | +7% | 70 |
| IG8 Woodford Green, Woodford Bridge | £580,500 | +5% | 150 |
| IG5 Clayhall | £540,000 | +2% | 43 |
| IG2 Gants Hill, Newbury Park | £520,000 | +4% | 78 |
| IG10 Loughton | £502,500 | +1% | 184 |
| IG3 Seven Kings, Goodmayes | £500,000 | +5% | 67 |
| IG4 Redbridge | £500,000 | -13% | 18 |
| IG6 Fairlop, Barkingside | £500,000 | +6% | 124 |
| IG7 Chigwell, Chigwell Row | £475,000 | +4% | 95 |
| IG1 Ilford, Cranbrook | £435,000 | +5% | 92 |
| IG11 Barking, Barking Riverside | £350,000 | +4% | 137 |
Selling a home in IG? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IG, use the average prices map for a rough value: zoom from IG's shading down to the sold homes on your own street. The figures above are every recorded IG sale; agents price with this same Land Registry record, and now you have it too.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to IG. Free after a one click sign in.
Two maps carry on from here: every IG sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.