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Seven Kings market report IG3 8, Ilford
The IG3 8 (Seven Kings) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 5,358 HM Land Registry entries for IG3 8 (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 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for IG3 8 (Ilford) is £463,800, from 22 registered sales, up 5% on five years earlier; the mean is £453,500, and by floor area homes here have averaged about £5,010 per square metre over the last five years. Behind the figures sit 5,358 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
IG3 8 is one sector of IG3 (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 IG3 8 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 IG3 8 homes really sell for
The 2026 median for IG3 8 is £463,800, taken from 22 registered sales. The mean, which is what most sites call the "average house price", is £453,500, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in IG3 8
Averaged across five years of sales, floor space in IG3 8 costs about £5,010 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.
The national median for England and Wales is £285,000, which puts IG3 8 63% above the country at large.
The price of a typical IG3 8 home, 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 | £463,800 | £463,800 | 22 |
| 2025 | £400,000 | £409,565 | 107 |
| 2024 | £400,000 | £425,282 | 99 |
| 2023 | £466,400 | £512,460 | 63 |
| 2022 | £475,000 | £556,992 | 91 |
| 2021 | £440,800 | £558,110 | 110 |
| 2020 | £415,000 | £538,471 | 60 |
| 2019 | £405,000 | £530,858 | 70 |
| 2018 | £415,000 | £553,203 | 62 |
| 2017 | £400,000 | £545,560 | 89 |
| 2016 | £372,500 | £521,131 | 128 |
| 2015 | £325,000 | £459,225 | 107 |
| 2014 | £292,500 | £414,962 | 128 |
| 2013 | £250,000 | £359,725 | 114 |
| 2012 | £245,000 | £360,609 | 78 |
| 2011 | £245,000 | £369,856 | 91 |
| 2010 | £247,000 | £387,360 | 94 |
| 2009 | £165,000 | £265,239 | 165 |
| 2008 | £231,000 | £378,658 | 133 |
| 2007 | £250,000 | £424,070 | 279 |
| 2006 | £230,000 | £399,251 | 217 |
| 2005 | £214,500 | £381,724 | 230 |
| 2004 | £210,000 | £381,401 | 258 |
| 2003 | £188,000 | £346,342 | 302 |
| 2002 | £154,500 | £290,690 | 316 |
| 2001 | £125,000 | £240,306 | 301 |
| 2000 | £104,000 | £204,100 | 297 |
| 1999 | £87,800 | £174,981 | 290 |
| 1998 | £75,000 | £151,393 | 267 |
| 1997 | £67,000 | £137,403 | 300 |
| 1996 | £61,800 | £130,333 | 234 |
| 1995 | £60,000 | £130,431 | 256 |
In cash terms the typical IG3 8 home went from £60,000 in 1995 to £463,800 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 256%: homes here genuinely became dearer, not merely more expensive on paper. 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 IG3 8 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 2010 (+49.7% on the year before); the weakest, 2009 (−28.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What IG3 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +15.9% | +13.2% |
| 5 years (since 2021) | +1.0% | −3.6% |
| 10 years (since 2016) | +2.2% | −1.2% |
| 20 years (since 2006) | +3.6% | +0.8% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
Sales per year, counted
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.
IG3 8 recorded 22 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 275 sales a year before the financial crisis and 76 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.
How IG3 8 trades
Only 22 sales completed here in the last twelve months of data, which makes IG3 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
The rental side of IG3 8
The local authority for IG3 8 is Redbridge, and its ONS average private rent currently stands 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 £463,800 median sold price makes a gross yield of 4.5%. 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.
IG3 8 (Seven Kings): the questions that come up
Are property prices falling in IG3 8 (Seven Kings)?
Is IG3 8 (Seven Kings) a good place to buy a house?
How much did a house sell for in IG3 8 (Seven Kings)?
Will IG3 8 prices rise from here?
The record answers a different question than "what happens next": the median is up 5% over five years in cash but down 17% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in IG3 now
The live side of the market holds 102 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole IG3 district, not just IG3 8: live asking prices are collected per district.
18% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
"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 IG3 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.
Bedroom by bedroom: IG prices by size
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%) | — | — |
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. 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.
Winners and losers across the IG area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in IG3
A few minutes' walk can separate two very different markets. Here are IG3's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IG3 9 | £532,500 | 36 |
Zoom out to the full IG3 district report for the type split, monthly volumes and how IG3 compares with its neighbours.
Before you sell in IG3 8: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in IG3 8, open the average prices map and zoom from the IG3 8 shading down to the sold homes on your own street. Every recorded IG3 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim IG3 8.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to IG3 8. Free after a one click sign in.
Two maps carry on from here: every IG3 8 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.
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.