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Gants Hill market report IG2, Ilford
The IG2 (Gants Hill) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 9,995 registered sales in IG2 (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 data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 63 registered 2026 sales put the IG2 (Ilford) median at £490,000, down 2% on five years earlier, with a mean of £466,400, and by floor area homes here have averaged about £5,090 per square metre over the last five years. Everything rests on 9,995 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
IG2 is the postcode district covering Gants Hill, Newbury Park, Aldborough Hatch in Ilford. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where IG2 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.
IG2 sold prices: where the market stands
63 sales were registered in IG2 in 2026, and the middle one of them, the median, went for £490,000. The mean works out at £466,400, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in IG2
Measured by floor area, the last five years of IG2 sales average about £5,090 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.
For scale: the England and Wales median is £285,000, so IG2 trades 72% above the country as a whole.
A typical IG2 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £490,000 | £490,000 | 63 |
| 2025 | £514,500 | £526,803 | 134 |
| 2024 | £530,000 | £563,499 | 124 |
| 2023 | £516,000 | £566,958 | 133 |
| 2022 | £520,000 | £609,759 | 172 |
| 2021 | £500,000 | £633,065 | 218 |
| 2020 | £445,000 | £577,397 | 129 |
| 2019 | £440,000 | £576,735 | 190 |
| 2018 | £430,000 | £573,198 | 179 |
| 2017 | £423,500 | £577,611 | 215 |
| 2016 | £351,000 | £491,052 | 286 |
| 2015 | £335,000 | £473,355 | 299 |
| 2014 | £320,000 | £453,976 | 242 |
| 2013 | £275,000 | £395,698 | 230 |
| 2012 | £274,000 | £403,294 | 206 |
| 2011 | £255,000 | £384,952 | 191 |
| 2010 | £230,000 | £360,699 | 339 |
| 2009 | £190,000 | £305,427 | 319 |
| 2008 | £237,800 | £389,804 | 320 |
| 2007 | £250,000 | £424,070 | 585 |
| 2006 | £245,000 | £425,289 | 455 |
| 2005 | £240,000 | £427,103 | 431 |
| 2004 | £217,500 | £395,022 | 663 |
| 2003 | £212,000 | £390,555 | 470 |
| 2002 | £172,500 | £324,557 | 526 |
| 2001 | £145,000 | £278,755 | 539 |
| 2000 | £127,000 | £249,238 | 429 |
| 1999 | £104,000 | £207,267 | 456 |
| 1998 | £91,000 | £183,690 | 396 |
| 1997 | £82,200 | £168,576 | 398 |
| 1996 | £70,000 | £147,627 | 357 |
| 1995 | £69,000 | £149,995 | 301 |
In cash terms the typical IG2 home went from £69,000 in 1995 to £490,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 227%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 23% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IG2 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 2003 (+22.9% on the year before); the weakest, 2009 (−20.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
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 2021, the last year both were recorded here, a detached home traded at £630,000 against £260,000 for a flat, 2.4 times the price.
Median by property type, IG2
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 | £630,000 (2021) | – | 86 |
| Semi-detached | £595,000 | 7 | 1,146 |
| Terraced | £550,000 | 36 | 5,771 |
| Flats | £266,200 | 18 | 2,940 |
What IG2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.8% | −7.0% |
| 5 years (since 2021) | −0.4% | −5.0% |
| 10 years (since 2016) | +3.4% | 0.0% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
Sales activity in IG2
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
IG2 recorded 126 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 512 sales a year before the financial crisis and 125 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The rental side of IG2
IG2 falls under Redbridge, where the ONS puts the average private rent at £1,725 a month (May 2026 figures). The spread runs from £1,365 a month for a typical one-bed to £2,714 at four-plus bedrooms, which is size doing most of the pricing.
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 £490,000 median sold price makes a gross yield of 4.2%. 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.
The shape of the IG2 market
Only 126 sales completed here in the last twelve months of data, which makes IG2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Common questions on IG2 (Gants Hill)
Are property prices falling in IG2 (Gants Hill)?
Is IG2 (Gants Hill) a good place to buy a house?
How much did a house sell for in IG2 (Gants Hill)?
Are IG2 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 23% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
IG2's current homes for sale
Everything above is what homes in IG2 sold for. Turning to what is actually available: 53 homes on the market right now, from 7 agents publishing to HomesIndex, at a typical asking price 12% above the IG2 median sold price.
13% of current listings sit under the prices comparable homes actually fetched. 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 IG2 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.
The price of an extra bedroom in IG
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 | — | £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%) | — | — |
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
IG2 ranks 10 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.
Five-year change in the median, IG area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside IG2, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IG2 6 | £535,000 | 36 |
| IG2 7 | £470,000 | 27 |
How IG2 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 (this report) | £490,000 | -2% |
| IG7 | £475,000 | +4% |
| IG1 | £435,000 | +5% |
| IG11 | £340,000 | +2% |
Selling in IG2? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IG2'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim IG2.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IG2. Free, with a one click sign in.
See every individual IG2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.