Local market reports › IG area › IG5 › IG5 0
Clayhall market report IG5 0, Ilford
The IG5 0 (Clayhall) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 6,428 completed sales registered with HM Land Registry in IG5 0 (Ilford) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 39 registered 2026 sales put the IG5 0 (Ilford) median at £540,000, up 2% on five years earlier, with a mean of £522,000, and by floor area homes here have averaged about £5,380 per square metre over the last five years. Everything rests on 6,428 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
IG5 0 is a postcode sector: one group of streets inside IG5 (Ilford). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where IG5 0 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 IG5 0 prices, from the sold record
39 sales were registered in IG5 0 in 2026, and the middle one of them, the median, went for £540,000. The mean works out at £522,000, practically level with it: prices here bunch tightly around the middle.
Price per square metre in IG5 0
The last five years of sales put IG5 0 at roughly £5,380 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
England and Wales as a whole trade at a £285,000 median, leaving IG5 0 89% above the national figure.
The price of a typical IG5 0 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £540,000 | £540,000 | 39 |
| 2025 | £608,000 | £622,539 | 117 |
| 2024 | £531,200 | £564,775 | 112 |
| 2023 | £512,200 | £562,783 | 92 |
| 2022 | £540,000 | £633,212 | 139 |
| 2021 | £531,000 | £672,315 | 194 |
| 2020 | £505,000 | £655,248 | 113 |
| 2019 | £480,000 | £629,165 | 126 |
| 2018 | £475,000 | £633,184 | 164 |
| 2017 | £459,500 | £626,712 | 144 |
| 2016 | £452,500 | £633,052 | 156 |
| 2015 | £400,000 | £565,200 | 176 |
| 2014 | £352,000 | £499,373 | 174 |
| 2013 | £292,500 | £420,878 | 178 |
| 2012 | £300,000 | £441,563 | 141 |
| 2011 | £288,500 | £435,524 | 155 |
| 2010 | £290,000 | £454,795 | 170 |
| 2009 | £250,000 | £401,877 | 133 |
| 2008 | £296,500 | £486,026 | 172 |
| 2007 | £305,000 | £517,365 | 319 |
| 2006 | £250,000 | £433,968 | 390 |
| 2005 | £250,000 | £444,899 | 276 |
| 2004 | £245,000 | £444,968 | 341 |
| 2003 | £240,000 | £442,138 | 303 |
| 2002 | £195,000 | £366,891 | 331 |
| 2001 | £170,800 | £328,354 | 296 |
| 2000 | £145,000 | £284,563 | 226 |
| 1999 | £123,200 | £245,531 | 292 |
| 1998 | £114,500 | £231,126 | 248 |
| 1997 | £98,000 | £200,978 | 270 |
| 1996 | £87,100 | £183,690 | 248 |
| 1995 | £84,200 | £183,038 | 193 |
In cash terms the typical IG5 0 home went from £84,200 in 1995 to £540,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 195%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 20% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the IG5 0 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 (+23.1% on the year before); the weakest, 2009 (−15.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −11.2% | −13.3% |
| 5 years (since 2021) | +0.3% | −4.3% |
| 10 years (since 2016) | +1.8% | −1.6% |
| 20 years (since 2006) | +3.9% | +1.1% |
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.
How many homes change hands in IG5 0
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.
IG5 0 recorded 39 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 310 sales a year before the financial crisis and 100 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 shape of the IG5 0 market
Only 39 sales completed here in the last twelve months of data, which makes IG5 0 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 IG5 0
IG5 0 falls under Redbridge, where the ONS puts the average private rent at £1,725 a month (May 2026 figures). 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 £540,000 median sold price, £1,725 a month is £20,700 a year, a gross yield of 3.8%: 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.
Common questions on IG5 0 (Clayhall)
How much did a house sell for in IG5 0 (Clayhall)?
Are property prices falling in IG5 0 (Clayhall)?
Is IG5 0 (Clayhall) a good place to buy a house?
Where do IG5 0 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 20% 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.
What is for sale in IG5 right now
Turning to what is actually available: 27 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole IG5 district, not just IG5 0: live asking prices are collected per district.
Of everything listed here, 8% asks less than the sold record of comparable homes. 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 IG5 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
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%) | — | — |
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. 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.
Five-year change in the median, IG area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Zoom out to the full IG5 district report for the type split, monthly volumes and how IG5 compares with its neighbours.
Before you sell in IG5 0: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IG5 0'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim IG5 0.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IG5 0. Free, with a one click sign in.
The live map plots every individual IG5 0 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on 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.