House prices in IG3 (Ilford)

Price per square metre data and charts to help you understand the housing market in IG3 - stats were last calculated on 01 December 2025.

Defining 'IG3'

This analysis is limited to properties whose postcode starts with "IG3", this is also called the postcode district. There are no official postcode district names so I've just labelled it IG3, Ilford. It is shown in red on the map below.

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You can click on the map above to change to a neighbouring district, or you can use the search form below.

Price per square metre

Knowing the average house price in IG3 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in October 2025, 12, Lynford Gardens, Ilford, IG3 9LY sold for £575,000. Given the internal area of 122 square metres recorded on the EPC, the price per sqm is £575,000 ÷ 122 sqm = £4,713.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). It is a huge pain to code the automatic conversion for square meters to square feet for all the graphs and charts on IG3 and elsewhere. All the conditionals turn my tidy code for into spaghetti. I will get around to it at some point, but for now you can just divide everything by 10 in your head, move a decimal place and you'll be close enough. If you want to be more precise 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for houses vs flats in IG3

The chart above is called a histogram, it helps you see the distribution of house price per sqm in IG3 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £4,800 to £5,000, £5,000 to £5,200, £5,200 to £5,400 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 449 sales that took place in IG3, in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in IG3, Ilford. Notably, only 25% of properties that sold recently were valued at more than £5,380 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of IG3 homes.

Box plot of £ per sqm for IG3

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. Ilford. The chart above shows a boxplot for 'IG3' as well as the 'IG' postcode area.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'IG3' is £4,830.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 449 transactions in IG3, Ilford half were sold for between £4,350 and £5,380 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 449 for IG3, Ilford.

    • Property price map for Ilford

    Have a look at the interactive price map I created for myself. Use it to explore 'IG3' house prices all the way down to individual property plots.

    Property price heatmap for Ilford
    House price map for Ilford

    Will IG3 house prices drop in 2025?

    House prices in IG3 grew 2.4% in the last year, -1.4% after inflation. Whether or not this trend will continue depends on many factors, such as wage growth, net migration, interest rates and the level of house building. No one can predict these things with certainty however we can plot the historic trends in house prices in IG3 (Ilford) compared with the wider postcode area 'IG'.You can extrapolate from this based on your own views.

    House price index for IG3

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'IG3' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in IG3 and is set to 100 in 2004. The chart compares trends for IG3, Ilford against those of the broader postcode area 'IG'. What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Redbridge local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for IG3
    IG area IG3 district
    Nominal Real Nominal Real
    20 yr per annum 3.9% 1.1% 3.6% 0.8%
    20 yr total 113.5% 23.7% 103.0% 17.7%
    10 yr per annum 2.9% -0.2% 3.0% -0.1%
    10 yr total 33.6% -1.9% 34.3% -1.4%
    5 yr per annum 1.8% -2.6% 2.2% -2.2%
    5 yr total 9.3% -12.4% 11.5% -10.6%
    1 yr per annum 2.6% -1.3% 2.4% -1.4%
    1 yr total 2.6% -1.3% 2.4% -1.4%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, IG area have seen a 1.1% annual change when adjusted for inflation. This translates to a total change of 23.7% in real terms.
    • Over the past 5 years, IG area have seen a -2.6% annual change when adjusted for inflation. This translates to a total change of -12.4% in real terms.

    Most recent IG3 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    Ashburton Avenue, , IG3 9E 120 sqm £4,792 30
    Dawlish Drive, , IG3 9E 117 sqm £4,825 16
    Meadway, , IG3 9B 123 sqm £4,971 16
    Chester Road, , IG3 8P 93 sqm £4,939 15
    South Park Drive, , IG3 9A 114 sqm £4,769 14
    Westwood Road, , IG3 8S 94 sqm £5,221 14
    Lansdowne Road, , IG3 8N 104 sqm £4,749 11
    Pembroke Road, , IG3 8P 106 sqm £4,633 11

    Search for your street here.

    Nearby geographies

    The table below shows how 'IG3' compares to the other postcode districts nearby 'IG3'.

    District Lower quartile Median Upper quartile Sales in last 2yr
    RM8 Dagenham £4,290 sqm £4,860 sqm £5,390 sqm 583
    RM6 Chadwell Heath £4,310 sqm £4,840 sqm £5,460 sqm 570
    IG9 Buckhurst Hill £5,370 sqm £6,250 sqm £7,160 sqm 366
    IG8 Woodford Green £5,190 sqm £6,020 sqm £6,850 sqm 777
    IG7 Chigwell £4,820 sqm £5,460 sqm £6,090 sqm 450
    IG6 Ilford £4,720 sqm £5,330 sqm £6,000 sqm 510
    IG5 Ilford £4,590 sqm £5,280 sqm £6,180 sqm 218
    IG4 Ilford £4,340 sqm £5,230 sqm £5,940 sqm 100
    IG3 Ilford £4,350 sqm £4,830 sqm £5,380 sqm 449
    IG2 Ilford £4,380 sqm £5,090 sqm £5,740 sqm 317

    Raw data

    Our analysis of IG3 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    12, Lynford Gardens, £575,000
    Oct-2025
    		 122 4,713
    123, Blythswood Rd, £500,000
    Oct-2025
    		 99 5,050
    111, Lansdowne Rd, £700,000
    Oct-2025
    		 99 7,070

    See the entire list of all sales in IG3 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.