13, HOLCOMBE ROAD, ILFORD, IG1 4XF - £985,000

Based on the September 2024 Price Paid Data (released on 28th October 2024), the August 2024 House Price Index (released on 16th October 2024), and the September 2024 Energy Performance of Buildings Data (released on 31st October 2024). Sources

13 HOLCOMBE ROAD is a midsized extended detached house of 154m², built sometime between 1930 and 1949. It was last sold for £985,000 in December 2021, which was about the average December 2021 detached price in the Redbridge local authority area. The most recent EPC inspection was April 2021, where the current energy rating was E, and the potential energy rating was C.

13 HOLCOMBE ROAD Sold Prices

Land registry data shows two sales for 13 HOLCOMBE ROAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Redbridge local authority area for the corresponding sale date. One of the two 13 HOLCOMBE ROAD sales was roughly equal to the average price, whilst the other was for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2021 20 DEC	£985,000	£982,259	Close to HPI
2003 30 APR	£460,000	£410,389	12% above HPI

13 HOLCOMBE ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Redbridge local authority area over time, sourced from the HPI. The two 13 HOLCOMBE ROAD sales from April 2003 and December 2021 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the April 2003 sale was for 12% above the HPI. So the extrapolation line tracks at 12% above the HPI over time, until the December 2021 sale, where it falls to roughly the same level as the HPI. The line then continues to track in line with the HPI.

How Large is 13 HOLCOMBE ROAD?

13 HOLCOMBE ROAD is 154m², which includes one extension, according to the EPC inspection conducted in April 2021. This puts it in the largest 50% of detached houses in London, based on EPC data. The below chart shows the distribution of detached houses by size in London, and where 13 HOLCOMBE ROAD lies on this distribution: 56% of detached houses are smaller than 13 HOLCOMBE ROAD, and 44% of houses are larger. Note that EPC data is not available for all properties in London.

13 HOLCOMBE ROAD: Plot and Title Map

13 HOLCOMBE ROAD sits on a plot of roughly 0.153 of an acre, or 620m². The below map shows the location of 13 HOLCOMBE ROAD, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 13 HOLCOMBE ROAD). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 13 HOLCOMBE ROAD?

13 HOLCOMBE ROAD is located in ILFORD, in the IG1 postcode district. The below map shows the position of No. 13 on HOLCOMBE ROAD.