Model valuation£417,0008 Busby Close
Local market context
12 Vine Gardens, Ilford, IG1 2QH
2 planning records
Property type
Mid terrace
Bedrooms
6
Floor area
169 m²
1821 sq ft
Energy rating
C
Score 71
Council tax
Band E
Tenure
Owner Occupied
About 12 Vine Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Vine Gardens is a six-bedroom mid-terrace house in Ilford (IG1 2QH). It has a recorded floor area of 169 m² (around 1821 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (January 2010) shows a C (score 71). The latest certificate is from January 2010, so improvements made since then won't be reflected.
It hasn't traded since January 2011, a hold of 16 years that's notably long for the area. At 169 m² the property is well over the postcode median (104 m² across 17 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. Across 2006–2011, sale prices on this property compounded at 9.6% per year. Today's modelled estimate of £648,000 sits 72.8% above the 2011 sale of £375,000. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms6
Before you decide
Everything you need to know about 12 Vine Gardens
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
12 Vine Gardens's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 22 Jan 2020
Current Certificate
Jan 2010EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 22 January 2020
Get a survey for this property
Level 3 Building Survey
Early 20th centuryMid-Terrace HouseEPC CExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property has been extended more than once and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Planning history
Applications and permits filed against 12 Vine Gardens, Ilford, IG1 2QH, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
2 applications on record at 12 Vine Gardens, Ilford, IG1 2QH
2decisions1extensions15documents40nearby
Flagged:Subdivision
- Sept 2006SubdivisionFullOutcome in report
Conversion of property into two self-contained flats.
- Documents
- 8 docs on file
- Reference
- 2008/06
- More recent applications — locked
- ExtensionMay 2007Decision
Unlock 12 Vine Gardens, Ilford, IG1 2QH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 40 notable nearby
- The 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
12 Vine Gardens valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£648,000
Modelled from EPC, postcode comparables and a sale-price growth of 9.6% per year over 5 years.
Last sold (2011)
£375,000
Growth on file: 9.6% per year over 5 years.
Sales timeline
14 January 2011Most recent
£375,000
+53.1%over 4 years29 May 2006
£245,000
Median price across the last 5 sales in IG1 2QH: £460,000 (2024–2019).
Versus other Vine Gardens homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
12 Vine Gardens outperforms the street on floor area by a wide margin.
Price per m²
£2,216
Street avg £3,183
Floor Area
169 m²
Street avg 106 m²
Habitable Rooms
10 rooms
Street avg 6 rooms
CO₂ Emissions
5.4 t/year
Street avg 4.2 t/year
Property research, connected
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Ilford district page.
Rail-style transport is unusually close for this postcode.
Crime
597/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Wingate Road — bus stop.
Closest school
0.3 km
Uphall 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
Modelled day and night-time noise levels around IG1 2QH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.3dB
Night-time· 23:00 – 07:00
45.3dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 12 Vine Gardens, Ilford, IG1 2QH. Each answer is also embedded as structured data for search engines.