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13 Holcombe Road, Ilford, IG1 4XF

7 planning records
Property type
Semi-detached
Bedrooms
4
Bathroom
1
Floor area
154 m²
1658 sq ft
Energy rating
E
Score 43
Council tax
Band F
Tenure
Owner Occupied
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Overview

About 13 Holcombe Road

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

13 Holcombe Road is a four-bedroom semi-detached house in Ilford (IG1 4XF). It has a recorded floor area of 154 m² (around 1658 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (May 2021) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 77), a 2-band jump. Period features are noted in the property record.

7 planning records sit against the property, 4 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 82% of similar EPCs). Across 2003–2021, sale prices on this property compounded at 4.2% per year. Today's modelled estimate of £1,100,000 is 11.7% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£594/sq ft) was about 345.7% above the typical sold price in the postcode. Most recent transfer: December 2021 at £985,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

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

  • Bedrooms4
  • Bathrooms1
  • Utility roomYes
  • CloakroomYes
  • EnsuiteYes

Outside

  • ParkingOff road

Building

  • Period featuresYes
Before you decide

Everything you need to know about 13 Holcombe Road

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearby

Pick your report · from £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

13 Holcombe Road's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate
May 2021

EPC Rating

A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Good
CO2 Emissions
9.5 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 2 May 2031

4 years remaining
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Early 20th centurySemi-Detached HouseEPC ESolid (non-cavity) walls

Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,645 · Includes VAT

Planning

Planning history

Applications and permits filed against 13 Holcombe Road, Ilford, IG1 4XF, sourced from the PlanIt planning register.

A recent planning application at 13 Holcombe Road was refused — worth checking the council file.

7 applications on record at 13 Holcombe Road, Ilford, IG1 4XF

7decisions7extensions46documents29nearby
  1. Apr 2022
    ExtensionOutline
    Outcome in report

    Extension: Single storey · Rear of property

    Single storey rear extension with a depth of 6.00 metres, highest point of 4.00 metres and height at the eaves of 2.90 metres.

    Council
    Neighbourhood CIL Area - South, BC Area 3 South (KP)
    Documents
    5 docs on file
    Reference
    0730/22
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision
  4. ExtensionDecision

+ 4 more applications in the report

Unlock 13 Holcombe Road, Ilford, IG1 4XF's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (7 on record)
  • All 7 applications on this property in full, plus 29 notable nearby
  • The 46 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Latest sale on 13 Holcombe Road was the highest on Land Registry record across the postcode.

Current estimate

£1,100,000

Modelled from EPC, postcode comparables and a sale-price growth of 4.2% per year over 19 years.

See how we calculated this
Last sold (2021)

£985,000

Growth on file: 4.2% per year over 19 years.

Sales timeline

  1. 20 December 2021Most recent

    £985,000

    +114.1%over 18 years

  2. 29 April 2003

    £460,000

Median price across the last 5 sales in IG1 4XF: £850,000 (2026–2007).

On the street

Versus other Holcombe Road homes

Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.

Habitable Rooms for 13 Holcombe Road lags the street by a wide margin.

Price per m²

£6,396

Street avg £2,987

Above

Floor Area

154 m²

Street avg 206 m²

On par

Habitable Rooms

6 rooms

Street avg 7 rooms

Strongly below

CO₂ Emissions

9.5 t/year

Street avg 7.4 t/year

Strongly below
Before you decide

Everything you need to know about 13 Holcombe Road

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearby

Pick your report · from £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£735k

1 Bethell Avenue

IG1 4UU

4 bed2 bath
£635k

1 Mundon Gardens

IG1 4AH

4 bed2 bath
£576k

1 Benton Road

IG1 4AT

4 bed1 bath
£828k

1 Granville Road

IG1 4JY

5 bed2 bath
£647k

1 Brisbane Road

IG1 4SS

3 bed
£515k

1 Montreal Road

IG1 4SH

3 bed
£482k

1 Piper Way

IG1 4DA

2 bed1 bath
£818k

1 Holcombe Road

IG1 4XF

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.
Full Ilford report

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

0.5 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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around IG1 4XF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for IG1 4XF

Daytime· 07:00 – 23:00

53.0dB

Low
Night-time road noise heatmap for IG1 4XF

Night-time· 23:00 – 07:00

43.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 13 Holcombe Road, Ilford, IG1 4XF. Each answer is also embedded as structured data for search engines.