13 Express Drive, Ilford, IG3 9QD
About 13 Express Drive
13 Express Drive is a mid-terrace house in Ilford (IG3 9QD). It has a recorded floor area of 50 m² (around 538 sq ft), construction records dating it to 1983-1990 and council tax band C. At 50 m² this is the 20th smallest of 53 units on EPC record in the building, where floor areas span 27–110 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (December 2018) shows a C (score 69), just inside the C band. When first surveyed in November 2008 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Poor to Very Good and main heating went from Poor to Average; while window efficiency dropped from Good to Average. Main heating runs on electricity.
Today's modelled estimate of £260,000 is 33.3% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£362/sq ft) was about 69% above the typical sold price in the postcode. At 50 m² it's 23% smaller than the typical home in the postcode (65 m² median across 52 EPCs). Sold December 2021 for £195,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 13 Express Drive
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
13 Express Drive has no planning applications on record.
Notable planning nearby
50applications of note in the surrounding area
We flagged 1 thing worth checking at 13 Express Drive
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
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Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£260,000
Modelled from EPC, postcode comparables.
£195,000
Recorded with HM Land Registry.
Sales timeline
3 December 2021Most recent
£195,000
Median price across the last 5 sales in IG3 9QD: £376,000 (2024–2020).
Everything we know about 13 Express Drive, 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
Versus other Express Drive homes
Years Held for 13 Express Drive lags the street by a wide margin.
Price per m²
£3,900
Street avg £3,225
Floor Area
50 m²
Street avg 42 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
2.6 t/year
Street avg 2.0 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
Goodmayes Primary School — bus stop.
Closest school
0.2 km
Goodmayes Primary School. 57 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
53.7dB
Night-time· 23:00 – 07:00
43.6dB