23 Holcombe Road, Ilford, IG1 4XF
About 23 Holcombe Road
23 Holcombe Road is a detached house in Ilford (IG1 4XF). It has a recorded floor area of 351 m² (around 3778 sq ft) and council tax band G. The latest certificate (June 2026) returns an A (score 99), the top energy band on the EPC scale. Main heating runs on electricity: electricity, unspecified tariff. This certificate was lodged in the last six months, so the rating reflects current condition.
Untraded for 21 years, with the last transfer in July 2005. At 351 m² the property is well over the postcode median (152 m² across 11 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £1,994,000 sits 240.9% above the 2005 sale of £585,000. On a £-per-square-foot basis, the last sale (£155/sq ft) was about 33.3% below the postcode norm. 4 planning records sit against the property, 2 approved, 0 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved.
Everything you need to know about 23 Holcombe Road
The true value, the hidden risks and the full sale history, in one report.
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Energy performance
23 Holcombe Road ranks among the most efficient homes in the postcode for energy use.
EPC Rating
Certificate validity
Valid until 30 June 2036
Get a survey for this property
Level 3 Building Survey
Because the property is a large detached home over 300m², we believe a Level 3 building survey should be considered.
From £1,795 · Includes VAT
Planning history
4 applications on record at 23 Holcombe Road, Ilford, IG1 4XF
- Jun 2006Loft ConversionFullOutcome in report
Loft conversion with rear, side and front dormers and 2 velux windows.
- Documents
- 11 docs on file
- Reference
- 1143/06
- More recent applications — locked
- OutbuildingSept 2024Decision
- OutbuildingJan 2023Decision
+ 1 more application in the report
Unlock 23 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- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 29 notable nearby
- The 44 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
23 Holcombe Road's estimated value is more than triple its earliest registered sale price (2005).
£1,994,000
Modelled from EPC, postcode comparables.
£585,000
Recorded with HM Land Registry.
Sales timeline
21 July 2005Most recent
£585,000
Median price across the last 5 sales in IG1 4XF: £960,000 (2026–2008).
Versus other Holcombe Road homes
23 Holcombe Road outperforms the street on epc rating by a wide margin.
Price per m²
£1,667
Street avg £3,579
Floor Area
351 m²
Street avg 184 m²
CO₂ Emissions
0.0 t/year
Street avg 8.5 t/year
Years Held
21 years
Street avg 16 years
Everything you need to know about 23 Holcombe Road
The true value, the hidden risks and the full sale history, in one report.
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One time fee only - money back guarantee
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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
0.5 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.
Road noise across the postcode
Daytime· 07:00 – 23:00
53.0dB
Night-time· 23:00 – 07:00
43.5dB