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Redbridge market report IG4 5, Ilford
The standing IG4 5 (Redbridge) property market report, rebuilt from the full public record every month. The raw material for this page is 3,137 HM Land Registry entries for IG4 5 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in IG4 5 (Ilford) came in at £525,000, out of 15 registered, down 9% on five years earlier, and the mean stands at £426,800, and by floor area homes here have averaged about £4,860 per square metre over the last five years. The record behind it is 3,137 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like IG4 5 is a single group of streets within IG4 (Ilford), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where IG4 5 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.
IG4 5 sold prices: where the market stands
In the IG4 5 property market, the 2026 median sale price is £525,000, from 15 registered sales; the mean, the "average house price" most sites quote, is £426,800, sitting below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
Price per square metre in IG4 5
A square metre of IG4 5 home has cost about £4,860 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Against a national (England and Wales) median of £285,000, IG4 5 runs 84% above it.
The price of a typical IG4 5 home, 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 | £525,000 | £525,000 | 15 |
| 2025 | £595,000 | £609,228 | 61 |
| 2024 | £585,000 | £621,975 | 39 |
| 2023 | £588,000 | £646,068 | 60 |
| 2022 | £585,000 | £685,979 | 55 |
| 2021 | £575,000 | £728,024 | 69 |
| 2020 | £530,800 | £688,724 | 48 |
| 2019 | £525,000 | £688,149 | 71 |
| 2018 | £525,000 | £699,835 | 51 |
| 2017 | £515,000 | £702,408 | 56 |
| 2016 | £505,000 | £706,500 | 79 |
| 2015 | £444,500 | £628,079 | 92 |
| 2014 | £379,800 | £538,813 | 100 |
| 2013 | £338,700 | £487,355 | 76 |
| 2012 | £335,000 | £493,078 | 84 |
| 2011 | £322,200 | £486,398 | 72 |
| 2010 | £325,000 | £509,684 | 75 |
| 2009 | £280,000 | £450,102 | 80 |
| 2008 | £315,000 | £516,352 | 87 |
| 2007 | £320,000 | £542,809 | 171 |
| 2006 | £285,000 | £494,724 | 163 |
| 2005 | £272,000 | £484,050 | 133 |
| 2004 | £275,000 | £499,454 | 146 |
| 2003 | £245,500 | £452,271 | 154 |
| 2002 | £225,000 | £423,336 | 173 |
| 2001 | £174,000 | £334,506 | 157 |
| 2000 | £145,000 | £284,563 | 130 |
| 1999 | £130,200 | £259,482 | 152 |
| 1998 | £113,800 | £229,713 | 118 |
| 1997 | £105,000 | £215,334 | 129 |
| 1996 | £87,600 | £184,744 | 126 |
| 1995 | £82,700 | £179,777 | 115 |
In cash terms the typical IG4 5 home went from £82,700 in 1995 to £525,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 192%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 28% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IG4 5 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 (+29.3% on the year before); the weakest, 2026 (−11.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What IG4 5 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −11.8% | −13.8% |
| 5 years (since 2021) | −1.8% | −6.3% |
| 10 years (since 2016) | +0.4% | −2.9% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
The turnover behind the prices
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.
Over the last twelve months of data, 15 sales completed in IG4 5. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 153 sales a year before the financial crisis and 46 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 IG4 5 is
This is a thin market: 15 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.
Rents around IG4 5
The local authority for IG4 5 is Redbridge, and its ONS average private rent currently stands 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 £525,000 median sold price, £1,725 a month is £20,700 a year, a gross yield of 3.9%: 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.
Asked and answered: IG4 5 (Redbridge)
Is IG4 5 (Redbridge) a good place to buy a house?
How much did a house sell for in IG4 5 (Redbridge)?
Are property prices falling in IG4 5 (Redbridge)?
Will IG4 5 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 9% over five years in cash but down 28% 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 IG4 today
This is what you could actually buy today: 28 homes currently on the market from 4 agents publishing to HomesIndex.
These cover the whole IG4 district, not just IG4 5: live asking prices are collected per district.
12% of what is on the market here is asking below what comparable homes actually sold for. 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 IG4 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
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%) | — | — |
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. 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.
Zoom out to the full IG4 district report for the type split, monthly volumes and how IG4 compares with its neighbours.
Selling a home in IG4 5? 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 IG4 5'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 IG4 5.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IG4 5. Free, with a one click sign in.
Two maps carry on from here: every IG4 5 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.