102b, Elgin Road, Ilford, IG3 8LW
About 102b
102b is a three-bedroom mid-terrace house in Ilford (IG3 8LW). It has a recorded floor area of 114 m² (around 1227 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (June 2025) shows a C (score 77), near the top of the C band. The rating has held steady at C across 3 certificates since June 2010. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Good to Very Good; while roof efficiency dropped from Average to Very Poor.
Held since May 2001 — that's 25 years off the open market, well above the local norm. At 114 m² the property is well over the postcode median (46 m² across 68 EPCs), placing it in the larger end of the local stock. Across 2001–2001, sale prices on this property compounded at 3.4% per year. Today's modelled estimate of £322,000 sits 329.3% above the 2001 sale of £75,000. On a £-per-square-foot basis, the last sale (£61/sq ft) was about 62.3% below the postcode norm. One planning record on file: a loft conversion approved in 2024. Past consents include a loft conversion, meaningful when judging how the property has evolved.
Know exactly what you're buying at 102b
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
What this property has
Inside
- Bedrooms3
- Bathrooms2
Outside
- Private gardenYes
- DrivewayYes
Building
- Heating systemGas
- RefurbishedYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Windows upgraded, improving insulation
Window efficiency improved
Wall insulation improved
More low energy lighting installed
Planning history
- Jun 2024Loft ConversionFullIn report
Loft conversion with rear dormer. Three front rooflights. (summary)
- Council
- Neighbourhood CIL Area - East, BC Area 2 East (KP), DM Area - South/East, SANGS Catchment Zone - Roding Valley Park, SANGS Catchment Zone - Fairlop Waters Country Park
- Documents
- 7 docs on file
- Reference
- 1229/24
We flagged 2 things worth checking at 102b
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
102b's modelled value sits at over four times its earliest registered sale price (2001).
£322,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.4% per year over 1 year.
£75,000
Growth on file: 3.4% per year over 1 year.
Sales timeline
30 May 2001Most recent
£75,000
+3.4%19 March 2001
£72,500
Median price across the last 5 sales in IG3 8LW: £205,000 (2024–2016).
Everything we know about 102b, 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 Elgin Road homes
On price per m², 102b runs well behind the street norm.
Price per m²
£658
Street avg £4,013
Floor Area
114 m²
Street avg 43 m²
Habitable Rooms
5 rooms
Street avg 2 rooms
CO₂ Emissions
2.6 t/year
Street avg 2.2 t/year
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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
Wards Road/Aldborough Rd South — bus stop.
Closest school
0.1 km
Downshall Primary School. 55 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
39.5dB