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Living in Ilford: Local Guide and Property Market

July 20, 2021

Ilford has a long history and was originally part of the parish of Barking. It was created as a separate parish in 1830 before forming its own council in 1888.

For a large part of the 19th century Ilford remained a small village with large parts of the area covered by Hainault Forest. But, by 1891, the population had grown to over 10,000, followed by rapid growth to more than 41,000 by the beginning of the 20th century.

In 1926, Ilford became a municipal borough before it joined neighbouring districts Wanstead and Woodford to form the borough of Redbridge in 1965. Today, it is a thriving, growing community and one of the largest towns in North-East London with a population of almost 170,000 at the 2011 census.

Ilford today

Ilford is a pleasant urban area, close to both Essex and central London and with good transport links by road and rail. It’s close to the A12 trunk road with its links to the M25 and it has overground rail links on the Great Eastern Line to Liverpool Street. There are a few Central Line stations locally, including Gants Hill, Redbridge, and Barkingside.

The town’s rail links are set to get even better when Crossrail is forecast to open in 2022 putting Tottenham Court Road less than 25 minutes away while the journey to Heathrow will take about 50 minutes.

There’s a lot of investment in the area. As a designated Housing Zone, Ilford will deliver 6,000 homes and 3,000 jobs by 2030 all underpinned by the arrival of new Crossrail station facilities and major investment in the public realm infrastructure.

Living in Ilford

Ilford offers a good quality of life. That’s according to the National Office of Statistics which put Redbridge top of all London boroughs in a survey that asked residents, ‘how satisfied are you with your life?’.

Redbridge also figured in the top ten London boroughs with the highest proportion of good passes at GCSE in English and Maths, according to the Department for Education.

Ilford has a mix of housing which includes late Victorian, Edwardian and 1920s terrace houses, making it an ideal place to make a new home in east London, while still being able to commute into central London within 30 minutes. And, with many green spaces, pubs, restaurants and shopping complexes, Ilford offers great amenities and recreation.

There is a great variety of stores and local markets together with the Exchange Ilford, home to many national brand name stores. The Kenneth More Theatre, named after the 50s actor Kenneth More, hosts a variety of plays and musicals.

Ilford has a large local sports centre that includes the swimming pool used as a training centre for Olympic athletes during the 2012 Olympic Games.

The area is well known for its green spaces, particularly Valentines Park, famous for its floral displays and Valentines mansion, which makes it a great visiting spot for families.

Valentine’s Park, Ilford

Ilford property market: Sales

Our current real-time figures show the Ilford property market is buoyant. According to our figures, 1-bedroom properties are averaging at £205,000, 2-bedroom properties are averaging at £320,000, 3-bedroom properties are averaging at £480,000, and 4-bedroom properties are averaging at £633,000.

Rashad Cheema (MARLA, MNAEA), Portico’s Office Manager for Ilford and Forest Gate, says, “There are some lovely, large properties for sale around the park, where the 3-bedroom properties sell for around £550 – £600k. Homebuyers or first-time buyers can find more affordable properties toward Ilford Lane, where 3-beds sell for around £450k. Off the Drive in Ilford, double fronted properties sell for £850 – £1million.”



In the wider borough of Redbridge, the average price of a house in April 2021 was nearly £30,000 more expensive than last year at £448,806, up 6.9 percent on the previous April, according to the Office for National Statistics. This was a result of strong growth in the autumn and winter, with average prices peaking at a record £456,078 in February.

According to Plumplot, the average property price in Ilford postcode area is £501,000. The average price increased by £376,000 (8 percent) over the last twelve months. The price of an established property is £509,000. The price of a newly built property is £386,000.

There were 2,700 property sales from June 2020 - May 2021 in Ilford, with 769 of these (29 percent) in the £500,000 - £750,000 price range. This was followed by 612 properties sold (23.1 percent) in the £400,000 - £500,000 price range bracket.

Property for sale in Ilford

4 Bedrooms, 2 Bathrooms, Redbridge Lane East, Redbridge, IG4

£675,000 (Freehold)

View property details.

4 Bedrooms, 2 Bathrooms, Cantley Gardens, Newbury Park, IG2

£600,000 (Freehold)

View property details.

2 Bedrooms, 1 Bathroom, Forsythia Close, Barking, IG1

£280,000 (Leasehold)

View property details.


Ilford property market: Rentals

The rental property market in Ilford is still affordable for tenants, with Rashad Cheema commenting that tenants pay around £1,000 per month for a 1-bedroom property.

According to our current real-time figures show that figures, weekly rentals for 1-bedroom properties are averaging at £274 per week, 2-bedroom properties are averaging at £322 per week, 3-bedroom properties are averaging at £385 per week, and 4-bedroom properties are averaging at £434 per week, with studio flats at £192 per week. The majority of properties to rent on the market are 1 or 2 bedroom homes.

Ilford renters are a diverse group, with many young professionals as well as homeowners moving out from the city.

Read More: The Cheapest Places To Rent In London

Property for rent in Ilford

3 Bedrooms, 1 Bathroom, High Road, Ilford, IG1

£345 per week (£1,500 pcm) tenancy info

View property details.


2 Bedrooms, 1 Bathroom, Lowbrook Road, Ilford, IG1

£299 per week (£1,300 pcm) tenancy info

View property details.


1 Bedroom, 1 Bathroom, Cranbrook Road, Ilford, IG1

£224 per week (£975 pcm) tenancy info

View property details.

Impact of regeneration and Crossrail

Ambitious regeneration plans are underway across Ilford, helping to create a thriving community where further growth is likely driven by the planned opening of Crossrail.

The arrival of Crossrail is likely to fuel demand for properties in the area and Ilford is already experiencing an increase in property investment and influx of buyers because of its high potential for growth. Rightmove predicts that prices in the area could rise by as much as 17 percent by 2024.

The council is undertaking a public realm transformation project that aims to transform the town centre through measures such as granite paving, energy efficient street lighting and children's play spaces, as well as improve accessibility for all.

A new ‘Green’ Market aims to attract 30-40 stalls to a new eco-friendly space that will prioritise green innovation and local entrepreneurship. The Spark – SPACE studios at the town hall will be home to a number of ongoing creative initiatives.

The area's regeneration has been boosted by a recent £500,000 award from the Greater London Authority GLA, which added this to its earlier grant of £1.8 million in recognition of Ilford being an "exemplar for the high street recovery mission".

The Council’s Local Plan is nearing completion and provides the framework for growth with a target to deliver 17,500 homes and 5,000 jobs by 2030, 13,500 of which are due to complete by 2027. The construction value of this investment alone is estimated at approximately £1.7 billion.

Meanwhile, Telford Homes has exchanged contracts with Sainsbury’s to deliver a new housing scheme in Ilford located within a three-minute walk of Ilford Station, providing direct links to Stratford and Liverpool Street and, with the opening of Crossrail, quick and frequent services into central London.

The 4.82-acre site benefits from existing residential-led planning permission, which the partnership anticipates enhancing to deliver in excess of 1,000 new homes - a combination of Build to Rent and affordable housing together with commercial space and a new purpose-built Sainsbury’s Local store.

Looking to buy, rent or invest in Ilford?

The combination of good existing housing stock and ambitious building and regeneration plans make Ilford an attractive destination for anyone looking for a home or an investment in a pleasant urban area.

The major attraction from 2022 will be the arrival of Crossrail, which will speed journeys to central London and beyond. Crossrail has fuelled demand in many other parts of London and is set to do the same for Ilford.

Ilford has many attractive features for homebuyers, tenants and landlords. If you would like to find out more about the area, or about specific properties, please contact our East Region office on 020 8555 5666. You can also find out how much your property is worth in a few clicks with our online property valuation tool.

View our complete list of properties to rent in Ilford and/or properties for sale in Ilford or its surrounding areas through clicking the links below.


We already know how much your rental property is worth. Type your postcode to find out and get an online valuation within 60 seconds.

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