85 Westbury Road, Ilford, IG1 3BW
About 85 Westbury Road
85 Westbury Road is a mid-terrace house in Ilford (IG1 3BW). It has a recorded floor area of 106 m² (around 1141 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (December 2023) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2013. Between certificates, lighting went from Good to Very Good. The recommended improvements would lift it to B (score 81), a 2-band jump.
At 106 m² it's 25.4% larger than the typical home in the postcode (85 m² median across 40 EPCs). Across 2003–2021, sale prices on this property compounded at 4.9% per year. Today's modelled estimate of £536,000 is 16.5% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£403/sq ft) was about 77.6% above the typical sold price in the postcode. Sold December 2021 for £460,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Everything you need to know about 85 Westbury 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 19 December 2033
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
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, 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
85 Westbury Road has no planning applications on record.
But the area is active
59 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
85 Westbury Road has more than doubled in price since the earliest registered sale in 2003.
£536,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.9% per year over 19 years.
£460,000
Growth on file: 4.9% per year over 19 years.
Sales timeline
1 December 2021Most recent
£460,000
+146.0%over 18 years26 March 2003
£187,000
Median price across the last 5 sales in IG1 3BW: £415,000 (2026–2022).
Nearby sales in IG1 3BW
Versus other Westbury Road homes
Years Held for 85 Westbury Road lags the street by a wide margin.
Price per m²
£4,340
Street avg £3,022
Floor Area
106 m²
Street avg 90 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.9 t/year
Street avg 3.9 t/year
Everything you need to know about 85 Westbury Road
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
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
0.4 km
Beal Road — bus stop.
Closest school
0.5 km
The Ursuline Academy Ilford. 54 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
60.1dB
Night-time· 23:00 – 07:00
51.6dB