25 Barley Lane, Ilford, IG3 8XD
About 25 Barley Lane
25 Barley Lane is a one-bedroom semi-detached house in Ilford (IG3 8XD). It has a recorded floor area of 115 m² (around 1238 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (January 2014) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump. The latest certificate is from January 2014, so improvements made since then won't be reflected.
It hasn't traded since February 2002, a hold of 24 years that's notably long for the area. At 115 m² the property is well over the postcode median (75 m² across 16 EPCs), placing it in the larger end of the local stock. Across 1997–2002, sale prices on this property compounded at 16.1% per year. Today's modelled estimate of £448,000 sits 171.5% above the 2002 sale of £165,000. On a £-per-square-foot basis, the last sale (£133/sq ft) was about 61.2% below the postcode norm. 2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved.
Know exactly what you're buying at 25 Barley 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
What this property has
Inside
- Bedrooms1
- Bathrooms1
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 04 Jan 2024
EPC Rating
Planning history
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
- Aug 2020ExtensionOutlineIn report
Extension: Single storey · Rear of property
Single storey rear extension with a depth of 6.00 metres, highest point of 4.00 metres and height at the eaves of 2.70 metres.
- Council
- X BC Area 2 South East (AMF)
- Documents
- 9 docs on file
- Reference
- 2047/20
- Sept 2005DemolitionFullIn report
Extension: Single storey · Rear of property
Demolish existing conservatory. Single storey rear extension.
Extension- Reference
- 2359/05
We flagged 2 things worth checking at 25 Barley 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
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Sales history & valuation
25 Barley Lane's modelled value sits at over four times its earliest registered sale price (1997).
£448,000
Modelled from EPC, postcode comparables and a sale-price growth of 16.1% per year over 5 years.
£165,000
Growth on file: 16.1% per year over 5 years.
Sales timeline
5 February 2002Most recent
£165,000
+97.6%over 4 years17 July 1997
£83,500
Median price across the last 5 sales in IG3 8XD: £195,000 (2024–2022).
Nearby sales in IG3 8XD
Everything we know about 25 Barley 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
Versus other Barley Lane homes
25 Barley Lane is notably below the street on price per m².
Price per m²
£1,435
Street avg £3,439
Floor Area
115 m²
Street avg 110 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.4 t/year
Street avg 4.8 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
0.0 km
Goodmayes High Road — bus stop.
Closest school
0.3 km
Barley Lane Primary School. 58 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
53.2dB
Night-time· 23:00 – 07:00
43.1dB