2 Herbert Road, Ilford, IG3 8AL
About 2 Herbert Road
2 Herbert Road is a detached house in Ilford (IG3 8AL). It has a recorded floor area of 56 m² (around 606 sq ft) and construction records dating it to 1900-1929. At 56 m² this is the 4th smallest of 26 units on EPC record in the building, where floor areas span 34–118 m². The building's EPC ratings span E to C across 26 units on file. The latest certificate (April 2009) shows a D (score 59), a step below the typical UK home. The latest certificate is from April 2009, so improvements made since then won't be reflected.
Today's modelled estimate of £255,000 sits 1175% above the 2021 sale of £20,000. On a £-per-square-foot basis, the last sale (£33/sq ft) was about 87% below the postcode norm. At 56 m² it sits well below the postcode median (92 m² across 25 EPCs), making it one of the more compact homes locally. Last sale on file: £20,000 in July 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 2 Herbert Road
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
2 Herbert Road's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Apr 2019
EPC Rating
Planning history
2 Herbert Road has no planning applications on record.
Notable planning nearby
60applications of note in the surrounding area
We flagged 2 things worth checking at 2 Herbert Road
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 2 Herbert Road was the lowest on Land Registry record across the postcode.
£255,000
Modelled from EPC, postcode comparables and a sale-price growth of -0.4% per year over 26 years.
£20,000
Growth on file: -0.4% per year over 26 years.
Sales timeline
12 July 2021Most recent
£20,000
-90.0%over 3 years10 November 2017
£200,000
+33.3%over 8 years8 October 2009
£150,000
-6.3%over 5 years13 February 2004
£160,000
+33.3%over 1 year4 September 2002
£119,995
+100.0%over 3 years4 February 1999
£60,000
+36.4%over 3 years30 May 1995
£44,000
+100.0%17 April 1995
£22,000
3 April 1995
£22,000
Median price across the last 5 sales in IG3 8AL: £435,000 (2025–2022).
Everything we know about 2 Herbert Road, 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 Herbert Road homes
On price per m², 2 Herbert Road runs well behind the street norm.
Price per m²
£355
Street avg £2,702
Floor Area
56 m²
Street avg 47 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
3.7 t/year
Street avg 2.7 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
0.1 km
New Road Seven Kings — bus stop.
Closest school
0.2 km
Ark Isaac Newton Academy. 61 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
43.8dB