12 Holcombe Road, Ilford, IG1 4XE
About 12 Holcombe Road
12 Holcombe Road is a six-bedroom detached house in Ilford (IG1 4XE). It has a recorded floor area of 266 m² (around 2863 sq ft), construction records dating it to 1967-1975 and council tax band G. The latest certificate (December 2023) shows a C (score 69), just inside the C band. Period features are noted in the property record.
Untraded for 20 years, with the last transfer in November 2006. Today's modelled estimate of £1,271,000 sits 76.5% above the 2006 sale of £720,000. On a £-per-square-foot basis, the last sale (£251/sq ft) was about 35.9% below the postcode norm. 5 planning records sit against the property, 3 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved. Its energy rating outperforms most of the postcode (better than 83% of similar EPCs). 6 bedrooms is on the larger side for this postcode, where 4 is the typical count.
What this property has
Inside
- Bedrooms6
- Bathrooms3
- Dining roomYes
- Utility roomYes
- EnsuiteYes
Outside
- GarageYes
- Summer houseYes
Building
- Period featuresYes
Everything you need to know about 12 Holcombe Road
The true value, the hidden risks and the full sale history, in one report.
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Energy performance
12 Holcombe Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Certificate validity
Valid until 15 December 2033
Get a survey for this property
Level 3 Building Survey
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
Planning history
12 Holcombe Road has been extended on multiple sides of the property across separate planning applications.
5 applications on record at 12 Holcombe Road, Ilford, IG1 4XE
- Feb 2007ExtensionFullOutcome in report
Extension: Part single, part two storey · Side and rear of property
Part one/two storey side and rear and first floor rear extension. Detached gym/playroom at rear of garden
- Documents
- 7 docs on file
- Reference
- 3388/06
- More recent applications — locked
- ExtensionJun 2008Decision
- ExtensionMar 2008Decision
+ 2 more applications in the report
Unlock 12 Holcombe Road, Ilford, IG1 4XE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full, plus 29 notable nearby
- The 29 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
£1,271,000
Modelled from EPC, postcode comparables.
£720,000
Recorded with HM Land Registry.
Sales timeline
7 November 2006Most recent
£720,000
Median price across the last 5 sales in IG1 4XE: £1,375,000 (2025–2018).
Nearby sales in IG1 4XE
Versus other Holcombe Road homes
On price per m², 12 Holcombe Road runs well behind the street norm.
Price per m²
£2,707
Street avg £5,189
Floor Area
266 m²
Street avg 278 m²
Habitable Rooms
10 rooms
Street avg 9 rooms
CO₂ Emissions
7.9 t/year
Street avg 11.3 t/year
Everything you need to know about 12 Holcombe Road
The true value, the hidden risks and the full sale history, in one report.
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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
0.1 km
Bethell Avenue — bus stop.
Closest school
0.6 km
Valentines High School. 51 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
53.0dB
Night-time· 23:00 – 07:00
43.5dB