42, Merlin Grove, IG6 2QX

42 Merlin Grove is a 78 m² / 840 sq ft terraced home in Fairlop. It sold for £525,000 in February 2026. Indexed forward to today's value, that sale is roughly £525k. Recent local prices imply a broad valuation context of £383k to £495k based on its internal area. The Land Registry and EPC data was last updated 2 July 2026.

Property data
Sale history
£525,000 on Feb 2026
Internal area
78 square metres (840 square feet) according to latest EPC inspection
Price per internal area

This property sold for £6,730 per square metre (£625 per square foot) in Feb 2026. Indexed forward to today's value, this is roughly £6,731 per square metre (£625 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Feb 2026 £525,000 £6,731 £525,000 £6,731

Calculated using the latest EPC internal area of 78 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £525,000. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Fairlop are now selling for between £4,910 and £6,350 per square metre (£456 and £589 per square foot). Based on an internal area of 78 m², this implies a valuation between £383,000 and £495,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
3
Type
Terrace
Council tax band
D
Plot size
275 square metres (2,960 square feet) - map showing freehold boundary lines
Planning applications
Planning ref:
August 2017 3076/17
Type:
Outline application - proposal prior to a full application, including assessments and scoping opinions.
Status:
Application approved
Address:
42, Merlin Grove, Hainault, Ilford
Description:
Single storey rear extension with a depth of 4.2 metres, highest point of 3.6 metres and height at the eaves of 2.6 metres.
EPC Inspections
Summary:
27 June 2025 - energy performance certificate grade C
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Marketed sale
Tenure:
Owner-occupied
Property type:
Mid-Terrace House , has 4 habitable rooms. Estimated year built 1930 to 1949
Area:
78 sqm (840 square foot) total internal area
Comments:
Walls: Cavity wall, filled cavity. Roof: Pitched, 150 mm loft insulation. Heating: Boiler and radiators, mains gas.
Frequently asked questions

42 Merlin Grove is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £525,000.
  • Based on an internal area of 78 m² and recent prices in Fairlop, this implies a lower and upper quartile range from £383,000 to £495,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 42 Merlin Grove last sold for £525,000 in February 2026.

HouseMetric shows 42 Merlin Grove as 78 m² (840 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 3 bedrooms. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is C, from an inspection dated 27 June 2025. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 42 Merlin Grove was in council tax band D. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

42 Merlin Grove is in postcode IG6 2QX, in Fairlop. You can also view HouseMetric's sold-price page for Merlin Grove, IG6 2QX or analysis of the Fairlop property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 2 July 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.