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Cranbrook market report IG1, Ilford
The standing IG1 (Cranbrook) property market report, rebuilt from the full public record every month. Everything below comes from 20,470 sales recorded by HM Land Registry in IG1 (Ilford) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 81 registered 2026 sales put the IG1 (Ilford) median at £435,000, up 5% on five years earlier, with a mean of £438,100, and by floor area homes here have averaged about £4,700 per square metre over the last five years. Everything rests on 20,470 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
IG1 is a postcode district covering Ilford, Cranbrook in Ilford. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where IG1 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.
What a home in IG1 sells for
The 2026 median for IG1 is £435,000, taken from 81 registered sales. The mean, which is what most sites call the "average house price", is £438,100, nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in IG1
Averaged across five years of sales, floor space in IG1 costs about £4,700 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
England and Wales as a whole trade at a £285,000 median, leaving IG1 53% above the national figure.
A typical IG1 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £435,000 | £435,000 | 81 |
| 2025 | £452,000 | £462,809 | 254 |
| 2024 | £407,500 | £433,256 | 216 |
| 2023 | £425,000 | £466,971 | 243 |
| 2022 | £430,000 | £504,224 | 279 |
| 2021 | £415,500 | £526,077 | 324 |
| 2020 | £374,000 | £485,273 | 238 |
| 2019 | £330,000 | £432,551 | 329 |
| 2018 | £390,500 | £520,544 | 366 |
| 2017 | £348,000 | £474,637 | 311 |
| 2016 | £325,000 | £454,678 | 455 |
| 2015 | £276,200 | £390,271 | 476 |
| 2014 | £244,000 | £346,157 | 586 |
| 2013 | £235,000 | £338,142 | 393 |
| 2012 | £224,000 | £329,700 | 353 |
| 2011 | £235,000 | £354,760 | 342 |
| 2010 | £214,000 | £335,607 | 559 |
| 2009 | £220,000 | £353,652 | 356 |
| 2008 | £239,000 | £391,771 | 527 |
| 2007 | £240,000 | £407,107 | 1,012 |
| 2006 | £220,500 | £382,760 | 1,175 |
| 2005 | £200,000 | £355,919 | 948 |
| 2004 | £205,000 | £372,320 | 999 |
| 2003 | £176,000 | £324,235 | 1,200 |
| 2002 | £145,000 | £272,816 | 1,229 |
| 2001 | £118,000 | £226,849 | 1,095 |
| 2000 | £98,500 | £193,306 | 1,003 |
| 1999 | £80,000 | £159,436 | 1,136 |
| 1998 | £71,000 | £143,319 | 1,054 |
| 1997 | £65,000 | £133,302 | 1,065 |
| 1996 | £60,000 | £126,537 | 948 |
| 1995 | £55,000 | £119,562 | 918 |
In cash terms the typical IG1 home went from £55,000 in 1995 to £435,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 264%, 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 IG1 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 2000 (+23.1% on the year before); the weakest, 2019 (−15.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What IG1 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.8% | −6.0% |
| 5 years (since 2021) | +0.9% | −3.7% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +3.5% | +0.6% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 58% of the typed total. In 2018, the last year both were recorded here, a detached home traded at £805,000 against £320,000 for a flat, 2.5 times the price.
Median by property type, IG1
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 | £805,000 (2018) | – | 131 |
| Semi-detached | £725,000 (2025) | – | 1,238 |
| Terraced | £500,000 | 51 | 11,950 |
| Flats | £235,000 | 25 | 7,111 |
Transaction volumes
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 188 IG1 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,083 sales a year before the financial crisis and 215 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.
What kind of market IG1 is
The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. In its area's price order IG1 comes 10 of 11, towards the cheaper end of the table.
Rents around IG1
IG1 falls under Redbridge, where the ONS puts the average private rent at £1,725 a month (May 2026 figures). A one-bed averages £1,365 a month here and a four-or-more-bed £2,714, so size does most of the work in setting the rent.
Average monthly rent by size, Redbridge
ONS Price Index of Private Rents, May 2026.
Set against the £435,000 median sold price, £1,725 a month is £20,700 a year, a gross yield of 4.8%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What people ask about IG1 (Cranbrook)
Is IG1 (Cranbrook) a good place to buy a house?
How much did a house sell for in IG1 (Cranbrook)?
Are property prices falling in IG1 (Cranbrook)?
What happens to IG1 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 5% over five years in cash but down 17% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
On the market in IG1 today
Everything above is what homes in IG1 sold for. The live side of the market holds 141 homes at the moment, listed by 10 agents publishing to HomesIndex, at a typical asking price 3% above the IG1 median sold price.
Of everything listed here, 12% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
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 →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
What another bedroom costs in IG
What homes of each size actually sold for across the IG area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
IG1 ranks 4 of 11 in the IG area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
IG area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside IG1, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IG1 1 | £311,000 | 10 |
| IG1 2 | £390,000 | 29 |
| IG1 3 | £500,000 | 23 |
| IG1 4 | £575,000 | 19 |
How IG1 compares nearby
Same city, different markets. The neighbouring districts of the IG area, dearest first:
| District | Median | 5-year |
|---|---|---|
| IG9 | £645,000 | +9% |
| IG8 | £555,000 | +1% |
| IG5 | £540,000 | +2% |
| IG4 | £525,000 | -9% |
| IG6 | £500,000 | +6% |
| IG10 | £500,000 | +0% |
| IG3 | £497,500 | +5% |
| IG2 | £490,000 | -2% |
| IG7 | £475,000 | +4% |
| IG1 (this report) | £435,000 | +5% |
| IG11 | £340,000 | +2% |
Selling a home in IG1? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IG1's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working IG1: the featured spot on this report is free for founding agents, one per district. Claim IG1.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IG1. Free, with a one click sign in.
Two maps carry on from here: every IG1 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.