Water Lane, Ilford house prices
In Water Lane, Ilford, the median price a home actually changed hands for is £249,715. Over the past decade prices are +77% in cash — but +28% once inflation is stripped out.
- Median sold price
- £249,715
- 10 years · cash
- +77%
- 10 years · real
- +28%
Key facts
Water Lane, Ilford prices since 1995
Headline growth of +77% shrinks to +28% once inflation is removed — the gap portals rarely show.
Recent sales in Water Lane, Ilford
The most recent homes sold here, straight from the HM Land Registry record.
| Date | Address | Type | Price | £/m² |
|---|---|---|---|---|
| 27 Feb 2025 | 12 Water Lane · IG3 9HE | Terraced Freehold | £505,000 | £6,918 |
| 19 Dec 2024 | 4 Water Lane · IG3 9HE | Terraced Freehold | £504,000 | £4,990 |
| 26 Apr 2024 | 23 Water Lane · IG3 9HE | Terraced Freehold | £585,000 | £4,270 |
| 19 Apr 2024 | 22 Water Lane · IG3 9HN | Detached Freehold | £620,000 | £4,844 |
| 5 Mar 2024 | 6 Water Lane · IG3 9HE | Terraced Freehold | £412,000 | £5,351 |
| 12 Apr 2023 | 3 Water Lane · IG3 9HE | Terraced Freehold | £550,000 | £5,046 |
| 24 Feb 2023 | 41 Water Lane · IG3 9HN | Semi-detached Freehold | £250,000 | £1,838 |
| 27 May 2022 | 26 Water Lane · IG3 9HN | Detached Freehold | £615,000 | £6,029 |
| 15 Feb 2022 | 46 Water Lane · IG3 9HW | Detached Freehold | £500,000 | — |
| 5 Dec 2019 | 97 Water Lane · IG3 9HT | Semi-detached Freehold | £850,000 | £4,722 |
| 1 Feb 2019 | 95 Water Lane · IG3 9HT | Detached Freehold | £590,000 | — |
| 12 Dec 2017 | 73 Water Lane · IG3 9HW | Detached Freehold | £759,995 | £4,270 |
| 29 Sep 2017 | 17 Water Lane · IG3 9HE | Terraced Freehold | £495,000 | £3,808 |
| 13 Sep 2016 | 72 Water Lane · IG3 9HT | Semi-detached Freehold | £740,000 | £4,111 |
| 29 Mar 2016 | 85 Water Lane · IG3 9HT | Detached Freehold | £750,000 | £4,438 |
| 23 Apr 2015 | 18A Water Lane · IG3 9HE | Semi-detached Freehold | £320,000 | £3,333 |
| 28 Jan 2015 | 8 Water Lane · IG3 9HE | Terraced Freehold | £249,995 | £3,049 |
| 25 Nov 2014 | 13 Water Lane · IG3 9HE | Terraced Freehold | £340,000 | £3,366 |
| 12 Dec 2013 | Atlantic Lodge Water Lane · IG3 9HE | Detached Freehold | £235,000 | — |
| 14 Nov 2013 | 19 Water Lane · IG3 9HE | Terraced Freehold | £330,000 | £3,143 |
| 28 Jun 2013 | 79 Water Lane · IG3 9HW | Detached Freehold | £499,999 | — |
| 11 Apr 2013 | 66 Water Lane · IG3 9HT | Semi-detached Freehold | £340,000 | £3,208 |
| 13 Aug 2012 | 19 Water Lane · IG3 9HE | Terraced Freehold | £232,100 | £2,210 |
| 23 Feb 2011 | 24 Water Lane · IG3 9HN | Detached Freehold | £495,000 | — |
| 11 Sep 2009 | 75 Water Lane · IG3 9HW | Detached Freehold | £535,000 | £2,675 |
| 9 Jan 2009 | Atlantic Lodge Water Lane · IG3 9HE | Terraced New build · Freehold | £249,000 | — |
| 18 Dec 2007 | Flat B, 14 Water Lane · IG3 9HE | Flat Leasehold | £190,000 | — |
| 4 Dec 2007 | 4 Water Lane · IG3 9HE | Terraced Freehold | £285,000 | £2,822 |
| 16 Nov 2007 | Flat A, 14 Water Lane · IG3 9HE | Flat Leasehold | £200,000 | — |
| 12 Oct 2007 | 4 Water Lane · IG3 9HE | Terraced Freehold | £249,930 | £2,475 |
Category A (standard) sales. £/m² shown where an EPC floor-area match exists.
Biggest price gains in Water Lane, Ilford
Homes that have changed hands more than once, ranked by their annual return — in cash and, where we have the inflation data, after adjusting for it.
| Address | First sold | Last sold | Times | Cash return | Real return |
|---|---|---|---|---|---|
| 74, Water Lane | £80,000 8 Mar 1996 | £154,000 24 Jan 1997 | 2 | +93% per year | +88% inflation-adjusted |
| 19, Water Lane | £232,100 13 Aug 2012 | £330,000 14 Nov 2013 | 2 | +32% per year | +30% inflation-adjusted |
| 9, Water Lane | £63,000 30 Sep 1996 | £315,000 2 Aug 2006 | 2 | +18% per year | +15% inflation-adjusted |
| 65, Water Lane | £75,000 17 Nov 1995 | £197,000 30 Oct 2001 | 2 | +18% per year | +15% inflation-adjusted |
| 87, Water Lane | £233,000 19 Dec 1996 | £380,000 11 Feb 2000 | 2 | +17% per year | +14% inflation-adjusted |
| 91, Water Lane | £132,000 30 Aug 1995 | £181,000 10 Oct 1997 | 2 | +16% per year | +14% inflation-adjusted |
| 24, Water Lane | £59,500 29 Sep 1995 | £495,000 23 Feb 2011 | 3 | +15% per year | +12% inflation-adjusted |
| 77, Water Lane | £310,000 15 Jun 2001 | £480,000 28 Sep 2005 | 2 | +11% per year | +9% inflation-adjusted |
| 2, Water Lane | £167,500 3 Jul 2002 | £266,000 30 Jan 2007 | 2 | +11% per year | +8% inflation-adjusted |
| 17, Water Lane | £99,000 5 Oct 1998 | £495,000 29 Sep 2017 | 3 | +9% per year | +6% inflation-adjusted |
| 14, Water Lane | £184,000 31 Oct 2003 | £245,000 10 May 2007 | 3 | +8% per year | +6% inflation-adjusted |
| 85, Water Lane | £250,000 7 Sep 2001 | £750,000 29 Mar 2016 | 2 | +8% per year | +5% inflation-adjusted |
| 22, Water Lane | £70,000 28 Apr 1995 | £620,000 19 Apr 2024 | 3 | +8% per year | +5% inflation-adjusted |
| 95, Water Lane | £125,000 28 Nov 1996 | £590,000 1 Feb 2019 | 4 | +7% per year | +5% inflation-adjusted |
| 73, Water Lane | £217,000 1 Jul 1998 | £759,995 12 Dec 2017 | 2 | +7% per year | +4% inflation-adjusted |
| 4, Water Lane | £215,000 1 Mar 2007 | £504,000 19 Dec 2024 | 4 | +5% per year | +2% inflation-adjusted |
| 97, Water Lane | £417,000 24 May 2002 | £850,000 5 Dec 2019 | 2 | +4% per year | +2% inflation-adjusted |
| 41, Water Lane | £152,000 6 Apr 2001 | £250,000 24 Feb 2023 | 2 | +2% per year | 0% inflation-adjusted |
| Atlantic Lodge, Water Lane | £249,000 9 Jan 2009 | £235,000 12 Dec 2013 | 2 | −1% per year | −4% inflation-adjusted |
Category A (standard) sales that changed hands at least twice. Real return adjusts for inflation using ONS CPIH where available.
How Water Lane, Ilford compares
Water Lane, Ilford house prices — your questions
What is the average house price in Water Lane, Ilford?
Homes in Water Lane, Ilford have a median sold price of £249,715 — the middle of 86 recorded transactions.
What is the price range of homes sold in Water Lane, Ilford?
Recorded sales in Water Lane, Ilford range from £50,000 to £850,000. The range includes flats and large detached homes alike.
Have house prices in Water Lane, Ilford risen?
Over the past decade prices in Water Lane, Ilford are +77% in cash terms but +28% once adjusted for inflation using ONS CPIH — the gap between the two is the real story.
How much is a house per square metre in Water Lane, Ilford?
In Water Lane, Ilford the median price is £2,237 per square metre, from 54 sales matched to an EPC floor-area record.
How up to date is this data?
HM Land Registry publishes Price Paid Data monthly. The most recent sale recorded in Water Lane, Ilford was 27 February 2025.
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yearly change, HM Land RegistryContains HM Land Registry data © Crown copyright and database right, licensed under the Open Government Licence v3.0. See our methodology.