Local market reports › IG area › IG5
Clayhall market report IG5, Ilford
The IG5 (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 (Ilford) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical IG5 (Ilford) home changed hands for £540,000 in 2026 (median of 39 registered sales, up 2% on five years earlier), with the mean at £522,000, and by floor area homes here have averaged about £5,380 per square metre over the last five years. Source: 6,428 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
IG5 is the postcode district covering Clayhall 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 IG5 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 buyers actually paid in IG5
In the IG5 property market, the 2026 median sale price is £540,000, from 39 registered sales; the mean, the "average house price" most sites quote, is £522,000, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in IG5
Measured by floor area, the last five years of IG5 sales average about £5,380 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.
Set against the £285,000 England and Wales median, IG5 sits 89% above the national market.
The price of a typical IG5 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 home went from £84,200 in 1995 to £540,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 195%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2021, and today's median remains roughly 20% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IG5 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% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 45% of the typed total. A detached home currently trades at £638,000 against £235,000 for a flat, 2.7 times the price.
Median by property type, IG5
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 | £638,000 | 5 | 374 |
| Semi-detached | £575,000 | 17 | 2,889 |
| Terraced | £587,500 | 10 | 1,909 |
| Flats | £235,000 | 7 | 1,252 |
The turnover behind the prices
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.
Over the last twelve months of data, 95 sales completed in IG5. 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 market
Only 95 sales completed here in the last twelve months of data, which makes IG5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. IG5 sits 3 of 11 in its area's price order, well inside the expensive end.
What tenants pay around IG5
IG5 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.
IG5 (Clayhall): the questions that come up
Are property prices falling in IG5 (Clayhall)?
Is IG5 (Clayhall) a good place to buy a house?
How much did a house sell for in IG5 (Clayhall)?
Are IG5 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is roughly flat over five years in cash but down 20% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What is for sale in IG5 right now
Everything above is what homes in IG5 sold for. Turning to what is actually available: 27 homes on the market right now, from 7 agents publishing to HomesIndex, at a typical asking price 7% below the IG5 median sold price.
8% 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" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every IG5 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.
The price of an extra bedroom in IG
What homes of each size actually sold for across the IG area, 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
IG5 ranks 7 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 IG5, 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 |
|---|---|---|
| IG5 0 | £540,000 | 39 |
How IG5 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 (this report) | £540,000 | +2% |
| IG4 | £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% |
Selling a home in IG5? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IG5, use the average prices map for a rough value: zoom from IG5's shading down to the sold homes on your own street. The figures above are every recorded IG5 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working IG5: the featured spot on this report is free for founding agents, one per district. Claim IG5.
Dig further
Behind the answers sits the same Land Registry record as this page, with IG5 already set as the subject. Free, one click sign in.
See every individual IG5 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.