2 Highbury Gardens, Ilford, IG3 8AA
About 2 Highbury Gardens
2 Highbury Gardens is an end-of-terrace house in Ilford (IG3 8AA). It has a recorded floor area of 103 m² (around 1109 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (February 2025) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in October 2014 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good, hot-water efficiency went from Average to Good and lighting went from Good to Very Good. The recommended improvements would lift it to B (score 84), a 2-band jump.
Across 1999–2016, sale prices on this property compounded at 10.7% per year. Today's modelled estimate of £445,000 is 11.3% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£361/sq ft) was about 111.1% above the typical sold price in the postcode. Last sold in May 2016, so it's been off the market for around 10 years. One planning record on file: subdivision refused in 2009.
Know exactly what you're buying at 2 Highbury Gardens
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency improved
Roof insulation improved
More low energy lighting installed
Planning history
Council records show a subdivision application — the property's legal arrangement has been altered.
- Apr 2009SubdivisionOutlineIn report
Retention of existing three bedroom dwelling and construction of a four storey building to the rear consisting of three x 1 bed self contained residential flats. OUTLINE APPLICATION
Retrospective- Documents
- 17 docs on file
- Reference
- 3079/08
We flagged 2 things worth checking at 2 Highbury Gardens
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
2 Highbury Gardens has more than quadrupled in price since its earliest registered sale in 1999.
£445,000
Modelled from EPC, postcode comparables and a sale-price growth of 10.7% per year over 16 years.
£400,000
Growth on file: 10.7% per year over 16 years.
Sales timeline
26 May 2016Most recent
£400,000
+433.3%over 16 years17 December 1999
£75,000
Median price across the last 5 sales in IG3 8AA: £435,000 (2023–2016).
Nearby sales in IG3 8AA
Everything we know about 2 Highbury Gardens, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Highbury Gardens homes
2 Highbury Gardens outperforms the street on price per m² by a wide margin.
Price per m²
£3,883
Street avg £2,737
Floor Area
103 m²
Street avg 104 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.0 t/year
Street avg 4.3 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
7/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Aldborough Road South Seven Kings — bus stop.
Closest school
0.1 km
Ark Isaac Newton Academy. 63 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
53.6dB
Night-time· 23:00 – 07:00
44.1dB