Tiptree Crescent, Ilford house prices are built from 125 sales lodged with HM Land Registry, the oldest in 1998 and the most recent on 17 Dec 2025. The median price paid across the whole record is £150,000. Across the 15 years from 2010 to 2025 the median moved +71.1% in cash — but once inflation is taken out, the change in 2026 money is +9.4%.
Median price paid
£150,000
Change in cash, 2010–2025
+71.1%
Change in real terms
+9.4%
Median per m²
£2,039
HM Land Registry125 sales32 with floor areaLatest sale 17 Dec 2025
Section 01
How Tiptree Crescent, Ilford prices moved
The chart tracks the median Tiptree Crescent, Ilford house price for every year with a recorded sale, from 1998 to 2025. 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 | 1 | £61,500 | £136,559 |
| 2000s | 6 | £136,000 | £247,752 |
| 2010s | 1 | £190,000 | £267,900 |
| 2020s | 2 | £325,000 | £332,065 |
The highest yearly median on record for Tiptree Crescent, Ilford is £384,750 in 2023; the lowest is £61,500 in 1998. Across the full 28-year record the cash median has moved from £61,500 to £325,000.
In 2026 money that first median is worth £127,522, so the real change over the whole record is +160.4% — about +3.61% 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: +71.1% in cash against +9.4% 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 |
|---|---|---|---|---|
| 40 | 17 Dec 2025 | Terraced | £325,000 | £332,065 |
| 134 | 27 Nov 2025 | Terraced | £407,000 | £415,848 |
| 78 | 24 Nov 2025 | Terraced | £475,000 | £485,326 |
| 186 | 29 Jul 2025 | Flat or maisonette | £290,000 | £296,304 |
| 146 | 20 Feb 2025 | Flat or maisonette | £265,000 | £270,761 |
| 59 | 10 Apr 2024 | Flat or maisonette | £290,500 | £305,675 |
| 121 | 25 Jan 2024 | Terraced | £360,000 | £378,806 |
| 164 | 6 Dec 2023 | Flat or maisonette | £200,000 | £216,092 |
| 28 | 10 Nov 2023 | Terraced | £405,000 | £437,586 |
| 133 | 17 Oct 2023 | Terraced | £384,750 | £415,707 |
| 68 | 7 Sep 2023 | Flat or maisonette | £215,000 | £232,299 |
| 208 | 19 May 2023 | Terraced | £405,000 | £437,586 |
| 147 | 30 Jun 2021 | Flat or maisonette | £195,000 | £246,371 |
| 162 | 28 Jun 2021 | Flat or maisonette | £210,000 | £265,323 |
| 8 | 26 Mar 2021 | Flat or maisonette | £273,000 | £344,919 |
| 37 | 22 May 2020 | Terraced | £260,000 | £336,639 |
| 84 | 19 Dec 2019 | Terraced | £326,000 | £426,401 |
| 135 | 20 Aug 2018 | Terraced | £345,000 | £459,783 |
| 121 | 14 May 2018 | Terraced | £356,000 | £474,442 |
| 211 | 23 Mar 2018 | Terraced | £375,000 | £499,764 |
| 67 | 26 May 2017 | Flat or maisonette | £216,000 | £293,977 |
| 33 | 11 Oct 2016 | Terraced | £361,000 | £503,970 |
| 127 | 6 Jul 2016 | Terraced | £350,000 | £488,614 |
| 148 | 1 Dec 2015 | Flat or maisonette | £178,000 | £250,980 |
| 94 | 26 Oct 2015 | Flat or maisonette | £210,500 | £296,805 |
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 Tiptree Crescent, Ilford values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 78 Tiptree Crescent | £155,000 (2006) | £475,000 (2025) | +6.1% | +3.0% |
| 186 Tiptree Crescent | £80,000 (2002) | £290,000 (2025) | +5.8% | +2.9% |
| 59 Tiptree Crescent | £121,500 (2003) | £290,500 (2024) | +4.2% | +1.4% |
| 121 Tiptree Crescent | £356,000 (2018) | £360,000 (2024) | +0.2% | -3.7% |
| 133 Tiptree Crescent | £200,000 (2004) | £384,750 (2023) | +3.5% | +0.6% |
| 162 Tiptree Crescent | £155,000 (2015) | £210,000 (2021) | +5.2% | +3.3% |
| 8 Tiptree Crescent | £58,000 (1998) | £273,000 (2021) | +7.0% | +4.7% |
| 127 Tiptree Crescent | £85,000 (1998) | £350,000 (2016) | +8.2% | +5.8% |
| 148 Tiptree Crescent | £77,250 (2001) | £178,000 (2015) | +6.1% | +3.7% |
| 36 Tiptree Crescent | £87,000 (2002) | £270,000 (2015) | +9.1% | +6.5% |
| 219 Tiptree Crescent | £85,000 (2002) | £185,100 (2014) | +6.7% | +4.1% |
| 110 Tiptree Crescent | £145,000 (2007) | £175,000 (2014) | +2.7% | -0.1% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Tiptree Crescent, 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 | 64 | 51.2% | £140,000 | £37,000 – £290,500 |
| Terraced | 61 | 48.8% | £178,000 | £30,000 – £475,000 |
Section 06
Ownership and new build in Tiptree Crescent, Ilford
66 of the sales on record are leasehold and 59 freehold — 52.8% 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 £145,000 and the median freehold sale £178,000 — a gap of +22.8%. 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 | 66 | 52.8% | £145,000 |
| Freehold | 59 | 47.2% | £178,000 |
A further 11 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 Tiptree Crescent, Ilford compares
The median across the whole archive is £157,500. Tiptree Crescent, Ilford sits below that national figure — -4.8%.
Within Ilford the street ranks 691 of 826 by median price, and its median is below the town figure of £201,950 (-25.7%).
Where an EPC floor area could be matched to the sale, the median works out at £2,039 per square metre, across 32 of the 125 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 £30,000 to £475,000. 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
- Fullwell Avenue£150,000 median
- Clayhall Avenue£271,750 median
- Stradbroke Grove£296,500 median
- Longwood Gardens£195,500 median
- Herent Drive£297,000 median
- Rushden Gardens£230,000 median
- Stoneleigh Road£240,000 median
- Ravensbourne Gardens£218,250 median
- Wensleydale Avenue£331,000 median
- Highwood Gardens£374,500 median
- Caterham Avenue£250,000 median
- Collinwood Gardens£308,765 median
- Kirkland Avenue£273,498 median
- Winningales Court£133,000 median
- Beechwood Gardens£325,000 median
- Caernarvon Drive£160,000 median
Addresses with more than one recorded sale
- 219 Tiptree Crescent4 sales
- 23 Tiptree Crescent4 sales
- 78 Tiptree Crescent3 sales
- 186 Tiptree Crescent3 sales
- 133 Tiptree Crescent3 sales
- 8 Tiptree Crescent3 sales
- 148 Tiptree Crescent3 sales
- 36 Tiptree Crescent3 sales
- 260 Tiptree Crescent3 sales
- 196 Tiptree Crescent3 sales
- 205 Tiptree Crescent3 sales
- 59 Tiptree Crescent2 sales
- 121 Tiptree Crescent2 sales
- 162 Tiptree Crescent2 sales
- 127 Tiptree Crescent2 sales
- 110 Tiptree Crescent2 sales
- 259 Tiptree Crescent2 sales
- 6 Tiptree Crescent2 sales
- 42 Tiptree Crescent2 sales
- 41 Tiptree Crescent2 sales
- 253 Tiptree Crescent2 sales
- 279 Tiptree Crescent2 sales
- 243 Tiptree Crescent2 sales
- 150 Tiptree Crescent2 sales
Back to Ilford house prices.
Quick answers
Common questions about this data
What is the average house price in Tiptree Crescent, Ilford?
The median price paid in Tiptree Crescent, Ilford across every sale on the register is £150,000. 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 Tiptree Crescent, Ilford?
125 sales are on record for Tiptree Crescent, Ilford, the most recent completing on 17 Dec 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Tiptree Crescent, Ilford house prices actually risen?
In cash, the median rose +71.1% between 2010 and 2025. In 2026 money — that is, after inflation — the change is +9.4%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Tiptree Crescent, Ilford house prices at their highest?
The highest yearly median on record is £384,750, set in 2023. 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 Tiptree Crescent, Ilford?
£2,039 per square metre, from the 32 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 17 Dec 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, “Tiptree Crescent, 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.