85, WATER LANE, ILFORD, IG3 9HT - £750,000

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

85 WATER LANE is a large extended detached house of 169m², built sometime between 1900 and 1929. It was last sold for £750,000 in March 2016, which was around 7% below the average March 2016 detached price in the Redbridge local authority area. The most recent EPC inspection was October 2015, where the current energy rating was D, and the potential energy rating was C.

85 WATER LANE Sold Prices

Land registry data shows two sales for 85 WATER LANE 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. Both of the two 85 WATER LANE sales were for below 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
2016 29 MAR	£750,000	£804,594	7% below HPI
2001 7 SEP	£250,000	£324,125	23% below HPI

85 WATER LANE 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 85 WATER LANE sales from September 2001 and March 2016 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 September 2001 sale was for 23% below the HPI. So the extrapolation line tracks at 23% below the HPI over time, until the March 2016 sale, where it rises to 7% below the HPI. The line then continues to track at 7% below the HPI.

How Large is 85 WATER LANE?

85 WATER LANE is 169m², which includes three extensions, according to the EPC inspection conducted in October 2015. This puts it in the largest 40% of detached houses in London, based on EPC data. The below chart shows the distribution of detached houses by size in London, and where 85 WATER LANE lies on this distribution: 63% of detached houses are smaller than 85 WATER LANE, and 36% of houses are larger. Note that EPC data is not available for all properties in London.

85 WATER LANE: Plot and Title Map

85 WATER LANE sits on a plot of roughly 0.176 of an acre, or 714m². The below map shows the location of 85 WATER LANE, 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 85 WATER LANE). 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 85 WATER LANE?

85 WATER LANE is located in ILFORD, in the IG3 postcode district. The below map shows the position of No. 85 on WATER LANE.