House prices in 'IG4 5', Redbridge

This article reveals price per square metre data and various charts to help you understand current housing market in 'IG4 5' (Redbridge, Ilford) - statistics were last calculated on 01 November 2024.

Defining 'IG4 5'

This analysis is limited to properties whose postcode starts with "IG4 5", this is also called the postcode sector. There are no official postcode sector names so I've just labelled it IG4 5, Redbridge. 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 sector, or you can use the search form below.

Price per square metre

Knowing the average house price in IG4 5 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 September 2024, 3, Widecombe Gardens, Redbridge, IG4 5LR sold for £580,000. Given the internal area of 116 square metres recorded on the EPC, the price per sqm is £580,000 ÷ 116 sqm = £5,000.

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 IG4 5 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 'IG4 5' vs 'IG4'

The chart above is called a histogram, it helps you see the distribution of house price per sqm in IG4 5 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £4,250 to £4,500, £4,500 to £4,750, £4,750 to £5,000 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 120 sales that took place in IG4 5, Redbridge, Ilford 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 IG4 5, Redbridge. Notably, only 25% of properties that sold recently were valued at more than £5,900 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of IG4 5 homes.

Box plot of £ per sqm for IG4 5

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. Redbridge. The chart above shows a boxplot for 'IG4 5' as well as the 'IG4' postcode district.

  • 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 'IG4 5' is £5,180.
  • 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 120 transactions in IG4 5, Redbridge half were sold for between £4,120 and £5,900 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; 120 for IG4 5, Redbridge.

    • Property price map for Redbridge

    Have a look at the interactive price map I created for myself. Use it to explore 'IG4 5' house prices all the way down to individual property plots.

    Property price heatmap for Redbridge
    House price map for Redbridge

    Redbridge house price forecasting

    I cannot tell what house prices will do in the future and don't believe anyone who says they can. However we can plot price trends, I have done this in the chart below for IG4 5 (Redbridge) compared with the wider postcode district of IG4. You can extrapolate from this based on your own views on future interest rates, inflation and other factors.

    House price index for IG4 5

    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 'IG4 5' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in IG4 5 and is set to 100 in 2004. I'm comparing the trends for IG4 5,Redbridge with the wider postcode district of IG4 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 IG4 5
    IG4 5 sector IG4 district
    Nominal Real Nominal Real
    20 yr per annum 3.4% 0.7% 3.4% 0.7%
    20 yr total 95.1% 15.6% 95.1% 15.6%
    10 yr per annum 3.9% 1.1% 3.9% 1.1%
    10 yr total 47.3% 11.8% 47.3% 11.8%
    5 yr per annum 2.4% -1.6% 2.4% -1.6%
    5 yr total 12.6% -7.8% 12.6% -7.8%
    1 yr per annum 9.7% 5.3% 9.7% 5.3%
    1 yr total 9.7% 5.3% 9.7% 5.3%

    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, IG4 5 sector have seen a 0.7% annual change when adjusted for inflation. This translates to a total change of 15.6% in real terms.
    • Over the past 5 years, IG4 5 sector have seen a -1.6% annual change when adjusted for inflation. This translates to a total change of -7.8% in real terms.

    Most recent IG4 5 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
    Limewood Court, Redbridge, IG4 5E 49 sqm £2,988 16
    Beehive Lane, Redbridge, IG4 5E 59 sqm £3,470 13
    Falmouth Gardens, Redbridge, IG4 5J 129 sqm £5,424 11
    Eastern Avenue, Redbridge, IG4 5A 127 sqm £4,689 10
    Torquay Gardens, Redbridge, IG4 5P 110 sqm £5,739 8
    Roding Lane South, Redbridge, IG4 5P 116 sqm £5,611 8
    Danehurst Gardens, Redbridge, IG4 5H 128 sqm £5,109 6
    Studley Drive, Redbridge, IG4 5A 94 sqm £4,230 6

    Search for your street here.

    Nearby geographies

    The table below shows how 'IG4 5' compares to the other postcode sectors in IG4.

    Sector Lower quartile Median Upper quartile Sales in last 2yr
    IG8 8 Roding Valley £5,010 sqm £5,640 sqm £6,250 sqm 184
    IG5 0 Gants Hill £4,440 sqm £5,190 sqm £5,960 sqm 212
    IG4 5 Redbridge £4,120 sqm £5,180 sqm £5,900 sqm 120
    IG2 6 Gants Hill £4,780 sqm £5,380 sqm £5,880 sqm 163
    IG1 4 Ilford £4,000 sqm £4,750 sqm £5,300 sqm 113
    IG1 3 Ilford £4,200 sqm £4,900 sqm £5,580 sqm 161
    E18 1 South Woodford £5,610 sqm £6,360 sqm £7,210 sqm 160
    E11 2 Wanstead £5,890 sqm £7,310 sqm £8,460 sqm 273

    Raw data

    Our analysis of IG4 5 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
    3, Widecombe Gardens, Redbridge, Ilford £580,000
    Sep-2024
    		 116 5,000
    56, Roding Lane South, Redbridge, Ilford £640,000
    Sep-2024
    		 104 6,153
    1, Peaketon Avenue, Redbridge, Ilford £660,000
    Aug-2024
    		 111 5,945

    See the entire list of all sales in IG4 5 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.