23, STALHAM WAY, ILFORD, IG6 2GE - £800,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

23 STALHAM WAY is a small detached house of 112m², built sometime between 1996 and 2002, which could now be worth an estimated £823,162. It was last sold for £800,000 in August 2024, which was around 25% below the average August 2024 detached price in the Redbridge local authority area. The most recent EPC inspection was August 2022, where the current energy rating was C, and the potential energy rating was B.

23 STALHAM WAY Sold Prices

Land registry data shows four sales for 23 STALHAM WAY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Redbridge local authority area for the corresponding sale date. All of the four 23 STALHAM WAY sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2024 16 AUG	£800,000	£1,072,080	25% below HPI
2002 26 JUL	£352,000	£383,281	8% below HPI
2002 6 MAR	£350,000	£357,616	2% below HPI
2001 30 MAY	£289,950	£315,684	8% below HPI

23 STALHAM WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Redbridge local authority area over time, sourced from the HPI. The four 23 STALHAM WAY sales between May 2001 and August 2024 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the July 2002 sale was for 8% below the HPI. So the extrapolation line tracks at 8% below the HPI over time, until the August 2024 sale, where it falls to 25% below the HPI. The line then continues to track at 25% below the HPI.

What might 23 STALHAM WAY be worth now?

23 STALHAM WAY might now be worth an estimated £823,162.

This is based on house price inflation of 2.9%, between August 2024 and February 2025, for detached houses, in the Redbridge local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 2.9% inflationary increase is applied to the most recent sale price for 23 STALHAM WAY of £800,000 on 16th August 2024. For the value to have increased from £800,000 to £823,162 over the one year and six months to February 2025, the following assumptions must hold true:

• The value of 23 STALHAM WAY has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The August 2024 sale price of £800,000 represented a fair market value for the property.
• The size, condition, and specification of 23 STALHAM WAY has not materially changed since August 2024.

How Large is 23 STALHAM WAY?

23 STALHAM WAY is 112m² according to the EPC inspection conducted in August 2022. This puts it in the smallest 30% of detached houses houses in London, based on EPC data. The below chart shows the distribution of detached houses houses by size in London, and where 23 STALHAM WAY lies on this distribution: 28% of detached houses houses are smaller than 23 STALHAM WAY, and 71% of houses are larger. Note that EPC data is not available for all properties in London.

23 STALHAM WAY: Plot and Title Map

23 STALHAM WAY sits on a plot of roughly 0.110 of an acre, or 444m². The below map shows the location of 23 STALHAM WAY, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 23 STALHAM WAY). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 23 STALHAM WAY?

23 STALHAM WAY is located in ILFORD, in the IG6 postcode district. The below map shows the position of No. 23 on STALHAM WAY.