22 Meads Lane, Ilford, IG3 8QA
About 22 Meads Lane
22 Meads Lane is a detached house in Ilford (IG3 8QA). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1996-2002 and council tax band C. At 51 m² this is the 5th smallest of 19 units on EPC record in the building, where floor areas span 32–117 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (May 2025) shows a C (score 74). The rating has held steady at C across 4 certificates since November 2008. Between certificates, roof efficiency went from Average to Good and lighting went from Poor to Very Good.
Held since August 1999 — that's 27 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £428,000 sits 403.5% above the 1999 sale of £85,000. On a £-per-square-foot basis, the last sale (£155/sq ft) was about 41.5% below the postcode norm. At 51 m² it sits well below the postcode median (82 m² across 18 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 72% of similar EPCs).
Know exactly what you're buying at 22 Meads Lane
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
22 Meads Lane's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Window efficiency improved
Roof insulation improved
More low energy lighting installed
High performance glazing installed
Cavity wall insulation installed
More low energy lighting installed
Planning history
22 Meads Lane has no planning applications on record.
Notable planning nearby
60applications of note in the surrounding area
We flagged 3 things worth checking at 22 Meads Lane
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
- Environmental risk flagged
30-day money-back guarantee
Sales history & valuation
22 Meads Lane's modelled value sits at over four times its earliest registered sale price (1999).
£428,000
Modelled from EPC, postcode comparables.
£85,000
Recorded with HM Land Registry.
Sales timeline
9 August 1999Most recent
£85,000
Median price across the last 5 sales in IG3 8QA: £380,000 (2023–2021).
Everything we know about 22 Meads Lane, 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
- Environmental risk flagged
Versus other Meads Lane homes
Price per m² for 22 Meads Lane lags the street by a wide margin.
Price per m²
£1,667
Street avg £6,361
Floor Area
51 m²
Street avg 47 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.5 t/year
Street avg 2.3 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
0.3 km
Percy Road / Douglas Road — bus stop.
Closest school
0.3 km
Farnham Green 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
49.8dB
Night-time· 23:00 – 07:00
40.0dB