High Road, Ilford house prices are built from 547 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 7 Nov 2025. The median price paid across the whole record is £195,000. Across the 11 years from 2010 to 2021 the median moved +21.8% in cash — but once inflation is taken out, the change in 2026 money is -3.6%.
Median price paid
£195,000
Change in cash, 2010–2021
+21.8%
Change in real terms
-3.6%
Median per m²
£3,118
HM Land Registry547 sales96 with floor areaLatest sale 7 Nov 2025
Section 01
How High Road, Ilford prices moved
The chart tracks the median High Road, Ilford house price for every year with a recorded sale, from 1995 to 2021. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 5 | £65,750 | £145,996 |
| 2000s | 10 | £189,000 | £344,302 |
| 2010s | 9 | £220,000 | £310,200 |
| 2020s | 1 | £247,250 | £252,625 |
The highest yearly median on record for High Road, Ilford is £268,500 in 2018; the lowest is £52,000 in 1996. Across the full 27-year record the cash median has moved from £56,750 to £247,250.
In 2026 money that first median is worth £126,012, so the real change over the whole record is +147.9% — about +3.55% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +21.8% in cash against -3.6% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| Flat 7 Aztec House, 461 | 7 Nov 2025 | Flat or maisonette | £202,000 | £206,391 |
| Flat 11 Aztec House, 461 | 3 Oct 2025 | Flat or maisonette | £215,000 | £219,674 |
| Flat 20 Aztec House, 461 | 27 Mar 2025 | Flat or maisonette | £170,000 | £173,696 |
| Flat 18 Balfour House, 394 – 398 | 13 Jan 2025 | Flat or maisonette | £185,000 | £189,022 |
| Flat 9 Aztec House, 461 | 27 Mar 2024 | Flat or maisonette | £215,000 | £226,231 |
| 744 | 13 Mar 2024 | Terraced | £232,000 | £244,119 |
| Flat 15 Balfour House, 394 – 398 | 11 Dec 2023 | Flat or maisonette | £240,000 | £259,310 |
| Flat 14 Aztec House, 461 | 1 Mar 2023 | Flat or maisonette | £227,500 | £245,805 |
| Flat 34 Balfour House, 394 – 398 | 3 Feb 2023 | Flat or maisonette | £255,000 | £275,517 |
| Flat 21 Aztec House, 461 | 14 Nov 2022 | Flat or maisonette | £200,000 | £231,717 |
| Flat 3 Carlton House, 501 – 535 | 4 Nov 2022 | Flat or maisonette | £245,000 | £283,854 |
| Flat 1102 Raphael House, 250 | 28 Jan 2022 | Flat or maisonette | £220,000 | £254,889 |
| Flat 501 Raphael House, 250 | 24 Jan 2022 | Flat or maisonette | £319,000 | £369,589 |
| 211 | 26 Nov 2021 | Terraced | £1,275,000 | £1,610,887 |
| Flat 9 Aztec House, 461 | 28 Sep 2021 | Flat or maisonette | £217,000 | £274,167 |
| 781a | 23 Jul 2021 | Semi-detached | £975,000 | £1,231,855 |
| Flat 3 837 | 10 May 2021 | Flat or maisonette | £252,500 | £319,019 |
| Flat 7 Balfour House, 394 – 398 | 21 Apr 2021 | Flat or maisonette | £242,000 | £305,753 |
| Flat 211 Raphael House, 250 | 19 Mar 2021 | Flat or maisonette | £233,000 | £294,382 |
| Flat 16 Aztec House, 461 | 30 Oct 2020 | Flat or maisonette | £200,000 | £258,953 |
| Flat 20 Balfour House, 394 – 398 | 6 Apr 2020 | Flat or maisonette | £235,000 | £304,270 |
| Flat 30 Carlton House, 501 – 535 | 22 Oct 2019 | Flat or maisonette | £240,000 | £313,915 |
| Flat 9 Carlton House, 501 – 535 | 22 Oct 2019 | Flat or maisonette | £215,000 | £281,215 |
| Flat 103 Carlton House, 501 – 535 | 18 Oct 2019 | Flat or maisonette | £250,000 | £326,994 |
| Apartment 89 Carlton House, 501 – 535 | 18 Oct 2019 | Flat or maisonette | £245,000 | £320,455 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to High Road, Ilford values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| FLAT 7 AZTEC HOUSE, 461 High Road | £182,143 (2008) | £202,000 (2025) | +0.6% | -2.3% |
| FLAT 11 AZTEC HOUSE, 461 High Road | £182,142 (2008) | £215,000 (2025) | +1.0% | -1.9% |
| FLAT 20 AZTEC HOUSE, 461 High Road | £182,142 (2008) | £170,000 (2025) | -0.4% | -3.3% |
| FLAT 18 BALFOUR HOUSE, 394 – 398 High Road | £171,000 (2015) | £185,000 (2025) | +0.8% | -2.4% |
| FLAT 9 AZTEC HOUSE, 461 High Road | £182,142 (2008) | £215,000 (2024) | +1.0% | -1.9% |
| FLAT 15 BALFOUR HOUSE, 394 – 398 High Road | £146,500 (2012) | £240,000 (2023) | +4.6% | +1.6% |
| FLAT 14 AZTEC HOUSE, 461 High Road | £182,142 (2008) | £227,500 (2023) | +1.5% | -1.4% |
| FLAT 34 BALFOUR HOUSE, 394 – 398 High Road | £200,000 (2015) | £255,000 (2023) | +3.1% | -0.3% |
| FLAT 21 AZTEC HOUSE, 461 High Road | £182,152 (2008) | £200,000 (2022) | +0.7% | -2.0% |
| FLAT 3 CARLTON HOUSE, 501 – 535 High Road | £250,000 (2019) | £245,000 (2022) | -0.7% | -4.6% |
| FLAT 501 RAPHAEL HOUSE, 250 High Road | £220,000 (2010) | £319,000 (2022) | +3.1% | +0.4% |
| 211 High Road | £427,500 (1999) | £1,275,000 (2021) | +5.1% | +2.8% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. High Road, Ilford is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Flat or maisonette | 421 | 77.0% | £199,995 | £17,000 – £439,875 |
| Terraced | 96 | 17.6% | £150,000 | £25,000 – £1,275,000 |
| Semi-detached | 19 | 3.5% | £211,000 | £70,000 – £975,000 |
| Detached | 11 | 2.0% | £290,000 | £175,000 – £600,000 |
Section 06
Ownership and new build in High Road, Ilford
431 of the sales on record are leasehold and 116 freehold — 78.8% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £199,995 and the median freehold sale £182,500 — a gap of -8.7%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 431 | 78.8% | £199,995 |
| Freehold | 116 | 21.2% | £182,500 |
| New build | 259 | 47.3% | £200,000 |
| Existing home | 288 | 52.7% | £187,498 |
New builds sold for more than the median existing home — +6.7%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 160 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 09
How High Road, Ilford compares
The median across the whole archive is £157,500. High Road, Ilford sits above that national figure — +23.8%.
Within Ilford the street ranks 519 of 826 by median price, and its median is below the town figure of £201,950 (-3.4%).
Where an EPC floor area could be matched to the sale, the median works out at £3,118 per square metre, across 96 of the 547 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £17,000 to £1,275,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
Section 10
Nearby on the record
Streets nearby
- Cranbrook Road£215,500 median
- Mortlake Road£191,000 median
- Wanstead Park Road£219,995 median
- Thorold Road£164,998 median
- Ilford Hill£212,000 median
- Kingston Road£175,000 median
- Henley Road£190,000 median
- Beehive Lane£135,000 median
- The Drive£166,000 median
- Eton Road£214,000 median
- Hampton Road£183,000 median
- Wellesley Road£157,750 median
- Staines Road£209,000 median
- Coventry Road£180,000 median
- Lavender Place£53,950 median
- Centreway Apartments£237,998 median
Addresses with more than one recorded sale
- 297A High Road5 sales
- 311A High Road5 sales
- 739A High Road5 sales
- FLAT 9, AZTEC HOUSE, 461 High Road4 sales
- 447 High Road4 sales
- 750B High Road4 sales
- 559 High Road4 sales
- 407A High Road4 sales
- FLAT 11, AZTEC HOUSE, 461 High Road3 sales
- FLAT 3, 837 High Road3 sales
- FLAT 7, BALFOUR HOUSE, 394 – 398 High Road3 sales
- FLAT 37, BALFOUR HOUSE, 394 – 398 High Road3 sales
- FLAT 9, SWALE HOUSE, 563 High Road3 sales
- 740 High Road3 sales
- 744A High Road3 sales
- 319A High Road3 sales
- 736A High Road3 sales
- 402 High Road3 sales
- FLAT 7, AZTEC HOUSE, 461 High Road2 sales
- FLAT 20, AZTEC HOUSE, 461 High Road2 sales
- FLAT 18, BALFOUR HOUSE, 394 – 398 High Road2 sales
- FLAT 15, BALFOUR HOUSE, 394 – 398 High Road2 sales
- FLAT 14, AZTEC HOUSE, 461 High Road2 sales
- FLAT 34, BALFOUR HOUSE, 394 – 398 High Road2 sales
Back to Ilford house prices.
Quick answers
Common questions about this data
What is the average house price in High Road, Ilford?
The median price paid in High Road, Ilford across every sale on the register is £195,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in High Road, Ilford?
547 sales are on record for High Road, Ilford, the most recent completing on 7 Nov 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have High Road, Ilford house prices actually risen?
In cash, the median rose +21.8% between 2010 and 2021. In 2026 money — that is, after inflation — the change is -3.6%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were High Road, Ilford house prices at their highest?
The highest yearly median on record is £268,500, set in 2018. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in High Road, Ilford?
£3,118 per square metre, from the 96 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 7 Nov 2025. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “High Road, Ilford house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.