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Redbridge market report IG4, Ilford
The standing IG4 (Redbridge) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,137 sales registered with HM Land Registry in IG4 (Ilford) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to June 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 15 registered 2026 sales put the IG4 (Ilford) median at £525,000, down 9% on five years earlier, with a mean of £426,800, and by floor area homes here have averaged about £4,860 per square metre over the last five years. Everything rests on 3,137 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
IG4 is a postcode district covering Redbridge 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 IG4 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.
Today's IG4 prices, from the sold record
The IG4 median stands at £525,000 for 2026, built from 15 registered sales; the mean, the figure usually quoted as the "average house price", is £426,800, below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
House prices per square metre in IG4
Measured by floor area, the last five years of IG4 sales average about £4,860 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 IG4 trades 84% above the country as a whole.
A typical IG4 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 | £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 home went from £82,700 in 1995 to £525,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 192%, so homes here got dearer in substance, not only in cash. 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 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.
Growth per year, over one to twenty years
| 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% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 57% of the typed total. In 2012, the last year both were recorded here, a detached home traded at £455,000 against £132,500 for a flat, 3.4 times the price.
Median by property type, IG4
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 | £455,000 (2012) | – | 51 |
| Semi-detached | £648,600 (2025) | – | 681 |
| Terraced | £615,000 | 7 | 1,754 |
| Flats | £110,000 | 5 | 597 |
Sales activity in IG4
How many homes change hands
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.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
IG4 recorded 46 sales in the last twelve months of data. 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.
How IG4 trades
Only 46 sales completed here in the last twelve months of data, which makes IG4 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Rents around IG4
For renting purposes IG4 sits in Redbridge. The ONS average private rent there is £1,725 a month (May 2026). 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.
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.
Common questions on IG4 (Redbridge)
Are property prices falling in IG4 (Redbridge)?
Is IG4 (Redbridge) a good place to buy a house?
How much did a house sell for in IG4 (Redbridge)?
Where do IG4 prices go next?
The record answers a different question than "what happens next": the median is down 9% over five years in cash but down 28% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in IG4 right now
Everything above is what homes in IG4 sold for. The live side of the market holds 28 homes at the moment, listed by 4 agents publishing to HomesIndex, at a typical asking price 21% above the IG4 median sold price.
12% of what is on the market here is asking below what comparable homes actually sold for. 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 IG4 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.
Bedroom by bedroom: IG prices by size
Real sold prices by size across the IG area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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
IG4 ranks 11 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
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside IG4, 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 |
|---|---|---|
| IG4 5 | £525,000 | 15 |
How IG4 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 (this report) | £525,000 | -9% |
| IG6 | £500,000 | +6% |
| IG10 | £500,000 | +0% |
| IG3 | £497,500 | +5% |
| IG2 | £490,000 | -2% |
| IG7 | £475,000 | +4% |
| IG1 | £435,000 | +5% |
| IG11 | £340,000 | +2% |
Thinking of selling in IG4? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IG4, use the average prices map for a rough value: zoom from IG4's shading down to the sold homes on your own street. The figures above are every recorded IG4 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working IG4: the featured spot on this report is free for founding agents, one per district. Claim IG4.
Go deeper
Behind the answers sits the same Land Registry record as this page, with IG4 already set as the subject. Free, one click sign in.
Two maps carry on from here: every IG4 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.