11a, Holland Park Avenue, Ilford, IG3 8JR
About 11a
11a is an end-of-terrace house in Ilford (IG3 8JR). It has a recorded floor area of 132 m² (around 1421 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (October 2020) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump.
Untraded for 20 years, with the last transfer in December 2006. Across 2002–2006, sale prices on this property compounded at 4.2% per year. Today's modelled estimate of £530,000 sits 112% above the 2006 sale of £250,000. On a £-per-square-foot basis, the last sale (£176/sq ft) was about 23.8% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved.
Know exactly what you're buying at 11a
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
Planning history
- Aug 2009OutbuildingFullIn report
Rear outbuilding.
- Documents
- 5 docs on file
- Reference
- 1444/09
- Jun 2009Loft ConversionOutlineIn report
Loft conversion with rear dormer. Hip to gable roof alteration. CERTIFICATE OF LAWFUL DEVELOPMENT (PROPOSED)
- Documents
- 4 docs on file
- Reference
- 1037/09
We flagged 2 things worth checking at 11a
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
11a valuation sits well clear of the typical sold price in this postcode.
£530,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.2% per year over 4 years.
£250,000
Growth on file: 4.2% per year over 4 years.
Sales timeline
4 December 2006Most recent
£250,000
+19.0%over 4 years29 August 2002
£210,000
Median price across the last 5 sales in IG3 8JR: £438,000 (2023–2016).
Nearby sales in IG3 8JR
Everything we know about 11a, 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 Holland Park Avenue homes
On price per m², 11a runs well behind the street norm.
Price per m²
£1,894
Street avg £2,978
Floor Area
132 m²
Street avg 121 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
4.8 t/year
Street avg 4.7 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
Aldborough Road North — bus stop.
Closest school
0.2 km
William Torbitt Primary School. 50 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
50.7dB
Night-time· 23:00 – 07:00
41.1dB