88 Bedford Road, Ilford, IG1 1EL
About 88 Bedford Road
88 Bedford Road is a three-bedroom end-of-terrace house in Ilford (IG1 1EL). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (May 2025) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in June 2016 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Poor to Good and hot-water efficiency went from Average to Good. The recommended improvements would lift it to B (score 88), a 2-band jump.
At 73 m² it sits well below the postcode median (119 m² across 24 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £466,000 is 13.7% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£522/sq ft) was about 110% above the typical sold price in the postcode. Last sold in October 2016, so it's been off the market for around 10 years.
What this property has
Inside
- Bedrooms3
Everything you need to know about 88 Bedford Road
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Certificate validity
Valid until 3 May 2035
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water system upgraded
Wall insulation improved
Roof insulation improved
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Planning history
88 Bedford Road has no planning applications on record.
But the area is active
43 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
88 Bedford Road valuation sits well clear of the typical sold price in this postcode.
£466,000
Modelled from EPC, postcode comparables.
£410,000
Recorded with HM Land Registry.
Sales timeline
20 October 2016Most recent
£410,000
Median price across the last 5 sales in IG1 1EL: £460,000 (2023–2014).
Versus other Bedford Road homes
88 Bedford Road outperforms the street on price per m² by a wide margin.
Price per m²
£5,616
Street avg £2,979
Floor Area
73 m²
Street avg 125 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
2.9 t/year
Street avg 5.0 t/year
Everything you need to know about 88 Bedford Road
The true value, the hidden risks and the full sale history, in one report.
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One time fee only - money back guarantee
The data behind every report
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
597/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Redbridge Central Library — bus stop.
Closest school
0.2 km
Cleveland Road Primary School. 65 schools nearby.
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
57.0dB
Night-time· 23:00 – 07:00
47.6dB