Model valuation£417,0008 Busby Close
Local market context
23 Vine Gardens, Ilford, IG1 2QH
6 planning records
Property type
End terrace
Habitable rooms
8
From EPC
Floor area
164 m²
1765 sq ft
Energy rating
C
Score 74
Council tax
Band D
Tenure
Private Rental
About 23 Vine Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Vine Gardens is an end-of-terrace house in Ilford (IG1 2QH). It has a recorded floor area of 164 m² (around 1765 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (November 2025) shows a C (score 74). The rating has held steady at C across 2 certificates since May 2015. Between certificates, lighting went from Good to Very Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 82).
At 164 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 planning records sit against the property, 2 approved, 4 refused. Past consents include an extension, partial demolition and a loft conversion, meaningful when judging how the property has evolved. Across 1995–2015, sale prices on this property compounded at 10.5% per year. On a £-per-square-foot basis, the last sale (£326/sq ft) was about 56.6% above the typical sold price in the postcode. Last sold in August 2015, so it's been off the market for around 11 years.
Before you decide
Everything you need to know about 23 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.
Current Certificate(1 of 2)
Nov 2025
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.8 t/year
Occupancy
Rented
Certificate validity
Valid until 7 November 2035
Property Improvements
Changes detected from historical EPC data
Nov 2025from May 2015
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Low Energy Lighting
67%100%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Early 20th centuryEnd-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 £1,085 · Includes VAT
Planning history
Applications and permits filed against 23 Vine Gardens, Ilford, IG1 2QH, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
6 applications on record at 23 Vine Gardens, Ilford, IG1 2QH
6decisions6extensions46documents40nearby
Flagged:Demolition
- Apr 2003Garage ConversionFullOutcome in report
Garage extended and converted to a study room.
- Council
- South Team/Area 6
Extension- Documents
- 7 docs on file
- Reference
- 0787/03
- More recent applications — locked
- DemolitionAug 2014Decision
- ExtensionNov 2013Decision
+ 3 more applications in the report
Unlock 23 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 (6 on record)
- All 6 applications on this property in full, plus 40 notable nearby
- The 46 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.
Latest sale on 23 Vine Gardens was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£591,000
Modelled from EPC, postcode comparables and a sale-price growth of 10.5% per year over 20 years.
Last sold (2015)
£575,000
Growth on file: 10.5% per year over 20 years.
Sales timeline
11 August 2015Most recent
£575,000
+666.7%over 20 years14 February 1995
£75,000
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.
On epc rating, 23 Vine Gardens stands well clear of the street.
Price per m²
£3,506
Street avg £3,091
Floor Area
164 m²
Street avg 107 m²
Habitable Rooms
8 rooms
Street avg 6 rooms
CO₂ Emissions
3.8 t/year
Street avg 4.3 t/year
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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 23 Vine Gardens, Ilford, IG1 2QH. Each answer is also embedded as structured data for search engines.