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Cranbrook market report IG1 3, Ilford
The standing IG1 3 (Cranbrook) property market report, rebuilt from the full public record every month. Underneath every chart here sit 5,273 registered sales in IG1 3 (Ilford) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in IG1 3 (Ilford) came in at £500,000, out of 23 registered, down 7% on five years earlier, and the mean stands at £475,500, and by floor area homes here have averaged about £4,800 per square metre over the last five years. The record behind it is 5,273 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
IG1 3 is one sector of IG1 (Ilford): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where IG1 3 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.
IG1 3 sold prices: where the market stands
Take the 23 registered 2026 sales in IG1 3 and the middle price, the median, is £500,000. The mean lands at £475,500, practically level with it: prices here bunch tightly around the middle.
IG1 3 prices by floor area
The last five years of sales put IG1 3 at roughly £4,800 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Against a national (England and Wales) median of £285,000, IG1 3 runs 75% above it.
A typical IG1 3 home, priced year by year (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 | £500,000 | £500,000 | 23 |
| 2025 | £625,000 | £639,946 | 71 |
| 2024 | £573,000 | £609,217 | 66 |
| 2023 | £620,000 | £681,229 | 65 |
| 2022 | £400,000 | £469,046 | 83 |
| 2021 | £540,000 | £683,710 | 83 |
| 2020 | £515,000 | £668,223 | 69 |
| 2019 | £483,000 | £633,097 | 79 |
| 2018 | £520,000 | £693,170 | 65 |
| 2017 | £460,000 | £627,394 | 81 |
| 2016 | £358,000 | £500,846 | 117 |
| 2015 | £339,000 | £479,007 | 117 |
| 2014 | £320,000 | £453,976 | 131 |
| 2013 | £335,000 | £482,032 | 121 |
| 2012 | £310,000 | £456,281 | 87 |
| 2011 | £307,000 | £463,452 | 114 |
| 2010 | £263,000 | £412,452 | 98 |
| 2009 | £275,000 | £442,065 | 91 |
| 2008 | £247,500 | £405,705 | 155 |
| 2007 | £265,000 | £449,514 | 261 |
| 2006 | £245,000 | £425,289 | 272 |
| 2005 | £235,000 | £418,205 | 228 |
| 2004 | £245,000 | £444,968 | 231 |
| 2003 | £173,800 | £320,182 | 306 |
| 2002 | £169,000 | £317,972 | 342 |
| 2001 | £124,000 | £238,384 | 294 |
| 2000 | £101,200 | £198,605 | 314 |
| 1999 | £105,000 | £209,260 | 303 |
| 1998 | £75,000 | £151,393 | 274 |
| 1997 | £69,000 | £141,505 | 261 |
| 1996 | £71,000 | £149,736 | 253 |
| 1995 | £68,000 | £147,822 | 218 |
In cash terms the typical IG1 3 home went from £68,000 in 1995 to £500,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 238%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2018; the current median sits about 28% below that. Someone who bought at the 2018 peak has not yet seen that price back in real terms.
Year-on-year change in the IG1 3 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 2023 (+55.0% on the year before); the weakest, 2022 (−25.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −20.0% | −21.9% |
| 5 years (since 2021) | −1.5% | −6.1% |
| 10 years (since 2016) | +3.4% | 0.0% |
| 20 years (since 2006) | +3.6% | +0.8% |
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.
The turnover behind the prices
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.
IG1 3 recorded 23 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 281 sales a year before the financial crisis and 62 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The shape of the IG1 3 market
This is a thin market: 23 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the IG1 district median, IG1 3 sits 15% higher, marking it as a dearer pocket of the district.
What homes rent for around IG1 3
The local authority for IG1 3 is Redbridge, and its ONS average private rent currently stands 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.
£1,725 a month is £20,700 a year, which against the £500,000 median sold price makes a gross yield of 4.1%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
IG1 3 (Cranbrook): the questions that come up
Are property prices falling in IG1 3 (Cranbrook)?
Is IG1 3 (Cranbrook) a good place to buy a house?
How much did a house sell for in IG1 3 (Cranbrook)?
Will IG1 3 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is down 7% over five years in cash but down 27% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in IG1 right now
Turning to what is actually available: 141 homes on the market right now, from 10 agents publishing to HomesIndex.
These cover the whole IG1 district, not just IG1 3: live asking prices are collected per district.
Of everything listed here, 12% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every IG1 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.
The price of an extra bedroom in IG
The Land Registry record, split by size: what each kind of home actually sold for across the IG area. 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 | — | £530,000 | £800,000 (+51%) | £1,150,000 (+44%) | £1,600,000 (+39%) |
| Semi-detached | £400,325 | £485,000 (+21%) | £590,000 (+22%) | £755,000 (+28%) | £930,000 (+23%) |
| Terraced | £380,000 | £450,000 (+18%) | £525,000 (+17%) | £620,000 (+18%) | £750,000 (+21%) |
| Flat | £260,000 | £355,500 (+37%) | £485,000 (+36%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the IG area is the point: the same five years treated these districts very differently.
Winners and losers across the IG area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in IG1
A few minutes' walk can separate two very different markets. Here are IG1's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IG1 1 | £311,000 | 10 |
| IG1 2 | £390,000 | 29 |
| IG1 4 | £575,000 | 19 |
Zoom out to the full IG1 district report for the type split, monthly volumes and how IG1 compares with its neighbours.
Selling in IG1 3? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IG1 3, use the average prices map for a rough value: zoom from IG1 3's shading down to the sold homes on your own street. The figures above are every recorded IG1 3 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim IG1 3.
Keep digging
Behind the answers sits the same Land Registry record as this page, with IG1 3 already set as the subject. Free, one click sign in.
Two maps carry on from here: every IG1 3 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.