15 Redcliffe Gardens, Ilford, IG1 3HQ

UPRN:100022233281TerracedBeds -Built -

FreeholdCouncil Tax: Band FEPC: -

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 5mo ago

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£845,000

£760k - £929kMedium

Estimate

£845k

Range

£760k – £929k

Rent Estimate (pcm)

£4,450

£4k - £5k

Monthly

£4,450

Yield

12.14%

Verdict

Derived from HomePortfolio scores

15 Redcliffe Gardens earns an INVESTIGATE rating with HP Score 77/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (69/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

69/ 100

Moderate

Transit & Bike

Transit 41Bike 64

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£440,000

At the asking price

Monthly rent£4,450/mo

Evidenced range £4,150-£4,800

Interest rate5.4%

Loan to value75%

Cash required: £145,300
Net cash flow: £1,596/mo
Cash on cash: 13.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.00 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£845,000

Rent Estimate (pcm)£4,450

Gross Yield12.14%

1y Growth+66.7%

3y Growth+0.2%

5y Growth+3.8%

10y Growth+3.3%

Last Sold Price£412,250 (2013-10-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0IG1 3HQ

Approval Rate

-12mo

Development

low

2884/26
Remove section of side dwarf boundary wall, permeable driveway to front garden and installation of bicycle store. Formation of means of access to a highway (via Belgrave Road). (Summary).
Pending
0598/25/03
Discharge of Conditions of approved permission 0598/25: Construction Management Plan (Condition 3), Drainage Strategy (Condition 4), Asbestos Survey (Condition 5), External Materials (Condition 6), Cycle Parking (Condition 7), Sound Insulation and Ventilation Strategy (Condition 8). (summary)
Pending
2575/24/02
Discharge of conditions for approved permission 2575/24: Land Contamination (Condition 7); and Aparthotel Management Plan (Condition 14). (Summary).
Pending

View Planning Timeline

Ownership

Corporate Ownership59.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-10-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,190

Population Density12,001 /km²

Owner Occupied45%

Age Distribution

0-15 21%16-64 65%65+ 14%

View Area Profile

Schools Nearby

Apex Secondary School for Girls
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Apex Secondary School for Boys
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Highlands Primary School
0.3 mi
-
Cranbrook Primary School
0.3 mi
Good

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

19 Redcliffe Gardens
-
£900k
-
21A Redcliffe Gardens
-
£250k
-
5 Redcliffe Gardens
-
£830k
-
3 Redcliffe Gardens
-
£875k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN