25 Highbury Gardens, Ilford, IG3 8AD
About 25 Highbury Gardens
25 Highbury Gardens is a mid-terrace house in Ilford (IG3 8AD). It has a recorded floor area of 104 m² (around 1119 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (September 2020) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77).
At 104 m² the property is well over the postcode median (72 m² across 8 EPCs), placing it in the larger end of the local stock. Across 2006–2021, sale prices on this property compounded at 4.5% per year. Today's modelled estimate of £546,000 is 13% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£431/sq ft) was about 97.8% above the typical sold price in the postcode. Most recent transfer: February 2021 at £483,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 25 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
EPC Rating
Planning history
25 Highbury Gardens has no planning applications on record.
Notable planning nearby
60applications of note in the surrounding area
We flagged 2 things worth checking at 25 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
Latest sale on 25 Highbury Gardens was the highest on Land Registry record across the postcode.
£546,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.5% per year over 15 years.
£483,000
Growth on file: 4.5% per year over 15 years.
Sales timeline
19 February 2021Most recent
£483,000
+94.8%over 15 years13 January 2006
£248,000
Median price across the last 5 sales in IG3 8AD: £270,000 (2018–2003).
Nearby sales in IG3 8AD
Everything we know about 25 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
25 Highbury Gardens is notably below the street on years held.
Price per m²
£4,644
Street avg £4,625
Floor Area
104 m²
Street avg 107 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
4.6 t/year
Street avg 5.0 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. 62 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
53.8dB
Night-time· 23:00 – 07:00
44.0dB