402, HIGH ROAD, ILFORD, IG1 1TW - £200,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

402 HIGH ROAD is a very large detached house of 284m², built sometime between 1900 and 1929, which could now be worth an estimated £680,091. It was last sold for £200,000 in June 2001, which was around 38% below the average June 2001 detached price in the Redbridge local authority area. The most recent EPC inspection was June 2011, where the current energy rating was C, and the potential energy rating was C.

402 HIGH ROAD Sold Prices

Land registry data shows three sales for 402 HIGH ROAD since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Redbridge local authority area for the corresponding sale date. Two of the three 402 HIGH ROAD sales were for below the average price, whilst one 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
2001 1 JUN	£200,000	£321,098	38% below HPI
2000 10 FEB	£200,000	£269,178	26% below HPI
1995 6 MAR	£290,000	£163,537	77% above HPI

402 HIGH 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 three 402 HIGH ROAD sales between March 1995 and June 2001 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 February 2000 sale was for 26% below the HPI. So the extrapolation line tracks at 26% below the HPI over time, until the June 2001 sale, where it falls to 38% below the HPI. The line then continues to track at 38% below the HPI.

What might 402 HIGH ROAD be worth now?

402 HIGH ROAD might now be worth an estimated £680,091.

This is based on house price inflation of 240%, between June 2001 and December 2024, for detached houses, in the Redbridge local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 240% inflationary increase is applied to the most recent sale price for 402 HIGH ROAD of £200,000 on 1st June 2001. For the value to have increased from £200,000 to £680,091 over the 22 years and six months to December 2024, the following assumptions must hold true:

• The value of 402 HIGH ROAD has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The June 2001 sale price of £200,000 represented a fair market value for the property.
• The size, condition, and specification of 402 HIGH ROAD has not materially changed since June 2001.

How Large is 402 HIGH ROAD?

402 HIGH ROAD is 284m² according to the EPC inspection conducted in June 2011. This puts it in the largest 10% of detached houses houses in Ilford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Ilford, and where 402 HIGH ROAD lies on this distribution: 97% of detached houses houses are smaller than 402 HIGH ROAD, and 3% of houses are larger. Note that EPC data is not available for all properties in Ilford.

402 HIGH ROAD: Plot and Title Map

402 HIGH ROAD sits on a plot of roughly 0.112 of an acre, or 453m². The below map shows the location of 402 HIGH 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 402 HIGH 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 402 HIGH ROAD?

402 HIGH ROAD is located in ILFORD, in the IG1 postcode district. The below map shows the position of No. 402 on HIGH ROAD.