— ACRERIGHT AREA REPORT · STREET

Home › Redbridge › Holcombe Road · street

Holcombe Road

⇄⌂

35 recorded sales · median £537,000 · Redbridge

↑ Redbridge (district)

Redbridge Council · Labour-controlled 43/63 seats · 68% · OCD 2026

Overview Valuation Safety Who lives here Schools Health Getting around Environment Amenities & economy

73/100

Good

AcreRight area score · our comparison, not an official rating

£537k

median price

crimes per 1,000 residents each month

£537k

median sold price

14.2 yrs

of local pay to buy

12 min

London — fastest

rail stations

grammar school

schools total

crimes per 1,000 residents each month

850

Violence — most

16.7

NO₂ · WHO 10

3.2%

in a flood zone

431

green spaces

8.3

PM2.5 · WHO 5

373

eat & drink

144

shops

88.9%

gigabit

gyms & leisure

Tiles show street’s own prices; crime, schools, transport, health & amenities are shown for the wider area — each tab labels its source.

Score by what matters: AffordabilityCommuteSchoolsSafetyEnvironmentAmenities

Sold price trend

£283,000 in 1998 → £985,000 in 2021

⌄ On this street: every recorded sale is listed under Cost — this is the finest level we hold. Everything else is shown for the wider Redbridge, clearly labelled.

What's happening here

Loading local news…

Local voices

Loading local notes…

Display name optional · moderated before anything shows · read all local notes

All figures, sources and dates

Prices2026-07-21

Affordability2025

Council tax & governance2026/27 (tax); 2025 (control)

Crime2026-06

Deprivation2025

Census2021

Schools2026

Health2026/2025

Transport2026

Broadband2024-07

Environment2023–24

Ground checks2022–25

Heritage & planning2026

Amenities2026

Companies2026-07-01

Keep exploring

Could Holcombe Road be a good investment? Yields & returns →

Follow Holcombe Road — a note when its data refreshes

One short email when this area’s prices, crime and schools figures update. No accounts, no spam, one-click unsubscribe. Privacy.

What does it cost? This street

A typical home here sells for £537,000. That's about 14.2× local earnings — around the 14.3× five-year average.

Sold price history

2021 · 3 sales

Median sold price · median of all 35 sales£537,000

HM Land Registry Price Paid

By property type

Too few sales by type to chart.

Typical home price compared with annual local pay14.2× · five-year average 14.3×

HM Land Registry, 12 months

Home ownership57%

Owned outright

27%

With a mortgage

30%

Private rented

30%

Social rented

11%

Households owning their home · ONS Census 2021

Council tax£2,295

Your band:

London Borough of Redbridge£1,784

Greater London Authority£511

Council tax bands A–H

Band A£1,530

Band B£1,785

Band C£2,040

Band D (baseline)£2,295

Band E£2,804

Band F£3,314

Band G£3,824

Band H£4,589

Full-year charge for every band, derived from Band D at the statutory ratios (A = 6/9 of Band D … H = 18/9). MHCLG 2026/27.

Pick your band — the breakdown recalculates · MHCLG 2026/27 · hand-curated each April

Neighbourhood prices in Redbridge how Holcombe Road compares · from Redbridge

⌃ Fastest 5-yr growth: Barking +35.4%

Neighbourhood	Median price	5-year change	Sales, 12m
Barking	£400,000	+35.4%	81
Aldersbrook	£880,000	+21.9%	103
Woodford	£645,000	+21.7%	197
Little Ilford	£380,000	+21.2%	47
Gants Hill	£530,000	+19.8%	321
Ilford	£430,000	+17.7%	380
Monkhams	£683,125	+16.8%	134
Woodford Bridge	£525,000	+16.1%	124
Clayhall	£580,000	+16%	237
Redbridge	£650,000	+13.2%	110
Woodford Green	£495,000	+13.1%	65
Fairlop	£499,000	+11.7%	207
South Woodford	£555,000	+11.6%	368
Snaresbrook	£550,000	+10.9%	160
Seven Kings	£475,000	+10.7%	441
Hainault	£415,000	+10.7%	275
Woodford Wells	£880,000	+9.7%	79
Chadwell Heath	£401,000	+9%	179
Barkingside	£544,000	+8.3%	145
Little Heath	£477,000	+8.2%	160
Newbury Park	£450,000	+3.4%	206
Chigwell Row	£415,000	-1.1%	128
Wanstead	£572,000	-13.8%	256

Sorted by 5-year change — click a row → the map flies there; click the name → its full report · HM Land Registry, 12 months

Homes in Holcombe Road — sold prices

Filters

Address	Type	Beds	EPC	Price	Date
4, Holcombe Road	Detached	—	—	£1,540,000	Jan 2025
13 HOLCOMBE ROAD ILFORD	Detached	—	—	£985,000	Dec 2021
10 HOLCOMBE ROAD ILFORD	Terraced	—	—	£1,200,000	Oct 2021
11 HOLCOMBE ROAD ILFORD	Semi-detached	—	—	£960,000	Feb 2021
6, Holcombe Road	Detached	—	—	£1,375,000	Feb 2019
4, Holcombe Road	Detached	—	—	£1,450,000	Jul 2018
30 HOLCOMBE ROAD	Detached	—	—	£1,280,000	Apr 2018
2 Holcombe Road	Detached	—	—	£1,100,000	Feb 2016
27, Holcombe Road	Semi-detached	—	—	£850,000	Dec 2015
22A HOLCOMBE ROAD	Detached	—	—	£685,500	Jan 2009
9 HOLCOMBE ROAD	Semi-detached	—	—	£555,000	Sep 2008
26 HOLCOMBE ROAD	Detached	—	—	£1,025,000	Jul 2008
35 HOLCOMBE ROAD	Semi-detached	—	—	£585,000	Aug 2007
12 Holcombe Road	Detached	—	—	£720,000	Nov 2006
37 HOLCOMBE ROAD	Detached	—	—	£600,000	Jun 2006
33 HOLCOMBE ROAD	Semi-detached	—	—	£488,000	Jun 2006
5 HOLCOMBE ROAD	Semi-detached	—	—	£420,000	Nov 2005
23 HOLCOMBE ROAD	Detached	—	—	£585,000	Jul 2005
37 HOLCOMBE ROAD	Detached	—	—	£600,000	Sep 2004
26 HOLCOMBE ROAD	Detached	—	—	£785,000	Jun 2004
6, Holcombe Road	Detached	—	—	£519,000	Dec 2003
13 HOLCOMBE ROAD ILFORD	Detached	—	—	£460,000	Apr 2003
31 HOLCOMBE ROAD	Semi-detached	—	—	£417,000	Apr 2003
39, Holcombe Road	Detached	—	—	£355,000	May 2001

Show all sales ↓

24 recent sales — showing 10 · Search & browse every home →

Type a street, address or postcode to narrow this list; clear to see the latest sales. Click any home → its full report (sale history, EPC, estimate). Beds inferred from floor area · HM Land Registry + EPC

How safe is it? from Redbridge

Crime runs at 8 per 1,000 residents a month. Like most places with a retail centre, offences cluster where the shops are, not where people live.

Crime rate

Per 1,000 / month8

Street-level counts · police.uk, last 12 months

By category, 12 months from Redbridge

Violence & sexual offences

850

Anti-social behaviour

474

Shoplifting

283

Vehicle crime

239

Other theft

151

Public order

146

Recorded crimes by category across the whole Redbridge district, last 12 months · police.uk / Home Office

Where crime clusters

police.uk publishes anonymised "on or near" points, not named hotspots. The map above shows where they cluster, with the crime layer on.

Clusters of anonymised on-or-near markers, not addresses · police.uk

Who lives here? from Redbridge

Population310,260

ONS Census 2021 (Nomis) · this neighbourhood

Relative deprivation — this area's neighbourhoods average 5/10 · more deprived than in 2019. A higher number means less deprivation. Roughly 45% of English neighbourhoods fall in more-deprived bands.

Full deprivation breakdown — all seven domains

DEPRIVATION

IMD decile 5/10

12345678910

WHAT THIS MEANSThis area scores 5/10 on the Index of Multiple Deprivation — around the national average (averaged across its neighbourhoods). About 45% of neighbourhoods in England are more deprived than this area. The scale runs 1 (most deprived 10%) to 10 (least deprived).

SINCE 2019Was IMD decile 6 in 2019 — has worsened since.

The seven things the index measures, each on the same 1–10 scale (higher = better). A low bar shows where the deprivation actually is.

Income

4.3/10

Employment

5.6/10

Education & skills

6.3/10

Health & disability

7.2/10

Crime

5.2/10

Housing & services

3.9/10

Living environment

3.9/10

Index of Multiple Deprivation 2025 (MHCLG), averaged over the LSOAs in this area. · IoD2025

Figures for the wider Redbridge — the same across neighbouring areas. This page's own prices, crime and streets are shown in full on their tabs.

Employment rate · residents aged 16+59%

Unemployment · economically active residents7.1%

Degree-level (Level 4+)42%

Good or very good health85%

Own their home57%

Median age36.1

Born outside the UK44%

See the full Redbridge report →

ONS Census 2021 · wider district

Schools This street

100% of the 2 nearest inspected schools are rated Good or Outstanding. Catchments shown are the council-published ones where held, estimates otherwise — always labelled.

Ofsted

2 of 2 inspected schools rated Good or Outstanding
of the 2 nearest inspected schools

GIAS + Ofsted · post-Sept-2024 inspections show "Inspected — see report"

Catchments

Likely-nearest catchment line per school where councils publish polygons; estimated by distance otherwise — always labelled which.

Council catchment polygons + GIAS

Nearest schools 25 nearest schools

AllPrimarySecondaryGrammarNursery

School	Phase	Ofsted	Distance
Maytime Montessori Nursery	Nursery	—	0.1 km
Apex Secondary School for Boys	Secondary	—	0.3 km
Apex Secondary School for Girls	Secondary	—	0.3 km
kGems Day Nursery	Nursery	Good ('23)	0.3 km
Munchkinz Pre School Nursery	Nursery	—	0.5 km
Cranbrook Castle Montessori	Nursery	Good ('23)	0.5 km
Valentines High School	Secondary	Outstanding ('21)	0.6 km
Howard Asc	Nursery	—	0.6 km
Valentines Nursery	Nursery	Outstanding ('22)	0.6 km
Al Falah The Sunflower Nursery	Nursery	—	0.6 km
Smilers Nursery Ltd	Nursery	Good ('22)	0.6 km
Read Academy Education	All-through	—	0.7 km
Highlands Primary School	Primary	—	0.7 km
Tiny Miracles LTD	Nursery	—	0.7 km
Kids Inc Day Nursery	Nursery	Good ('22)	0.7 km
Cranbrook Primary School	Primary	—	0.7 km
Apex Primary School	Primary	—	0.7 km
The Ursuline Academy Ilford	Secondary	Inspected '26 — see report	0.8 km
Christchurch Primary School	Primary	Good ('22)	0.9 km
Little Pearls Nursery and Preschool Ltd	Nursery	—	1.0 km
Balfour Nursery	Nursery	Good ('22)	1.0 km
LIMT Academy	Nursery	—	1.0 km
Skyblue Education Ltd	Nursery	—	1.0 km
Little Stars (Ilford) Ltd	Nursery	—	1.1 km
The Drive Playgroup	Nursery	Good ('25)	1.1 km

Nearest first · type to search all schools, or filter by phase · click a school → its full report page · GIAS + Ofsted

Health This street

nearest GP surgeries · nearest 0.4 km
NHS ODS

nearest dentists · nearest 0.3 km
NHS ODS

nearest pharmacies · nearest 0.4 km
NHS ODS

13 of 13 CQC-rated providers nearby are Good or Outstanding.

Nearest GPs, dentists & pharmacies

AllGPsDentistsPharmacies

Name	Type	CQC rating	Distance
Dental Surgery	Dentist	—	0.3 km
Beehive Pharmacy	Pharmacy	—	0.4 km
The Drive Surgery	GP	Good ('19)	0.4 km
Dental Surgery	Dentist	—	0.7 km
Clarence House Dental	Dentist	—	0.7 km
Granville Medical Centre	GP	—	0.8 km
St Clement'S Surgery	GP	—	0.8 km
Pelton Chemist	Pharmacy	—	0.8 km
Sheldons Pharmacy	Pharmacy	—	0.8 km
Wellesley House Dental Surgery	Dentist	—	0.8 km
Gants Hill Med Ctr & The Redbridge Surg	GP	—	0.9 km
Rohpharm Ltd	Pharmacy	—	0.9 km
Gold'S Pharmacy Gants Hill	Pharmacy	—	0.9 km
Gants Hill Smiles Dental Surgery	Dentist	—	0.9 km
Dental Surgery	Dentist	—	0.9 km
Balfour Road Surgery	GP	Good ('18)	1.0 km
Superdrug Pharmacy	Pharmacy	—	1.1 km
Dental Surgery	Dentist	—	1.1 km
Ilford Dental Centre	Dentist	—	1.1 km
York Road Surgery	GP	Good ('17)	1.1 km
Whitestar Dental Care	Dentist	—	1.1 km
Ilford Dental Care	Dentist	—	1.1 km
The Gants Hill Dental Practice	Dentist	—	1.1 km
Boots	Pharmacy	—	1.2 km
Dental Surgery	Dentist	—	1.3 km
Mydirectpharmacy	Pharmacy	—	1.4 km
Cranbrook Surgery	GP	Good ('21)	1.4 km
The Eastern Avenue Medical Centre	GP	Good ('22)	1.4 km
Kenwood Medical	GP	Good ('19)	1.4 km
The Heathcote Primary Care Centre	GP	—	1.4 km
Britannia Pharmacy	Pharmacy	—	1.4 km
Denta Clinic	Dentist	—	1.4 km
Dental Health Centre	Dentist	—	1.4 km
The Orthodontic Gallery	Dentist	—	1.4 km
Ilford Medical Centre	GP	—	1.5 km
Dental Surgery	Dentist	—	1.5 km
Redbridge Pharmacy	Pharmacy	—	1.5 km
Day Lewis Pharmacy	Pharmacy	—	1.5 km
Dp Pharmacy	Pharmacy	—	1.6 km
Dental Surgery	Dentist	—	1.6 km
Dental Surgery	Dentist	—	1.6 km
Newbury Group Practice	GP	Good ('19)	1.6 km
P & S Chemist	Pharmacy	—	1.6 km
Borno Chemists Limited	Pharmacy	—	1.6 km
Roding Pharmacy	Pharmacy	—	1.7 km
Bell Pharmacy	Pharmacy	—	1.7 km
Britannia Pharmacy	Pharmacy	—	1.7 km
The Palms Medical Centre	GP	—	1.8 km
The Manor Park Practice	GP	Good ('19)	1.8 km
Tesco Instore Pharmacy	Pharmacy	—	1.8 km
Dental Solutions	Dentist	—	1.8 km
Sangam Practice	GP	—	1.8 km
Longwood House Dental Care	Dentist	—	2.0 km
The Doctors House	GP	—	2.0 km
Dental Wizards	Dentist	—	2.0 km
Longwood Pharmacy	Pharmacy	—	2.0 km
Smile Dental	Dentist	—	2.0 km
Britannia Pharmacy	Pharmacy	—	2.0 km
Dental Surgery	Dentist	—	2.0 km
Muhammads Pharmacy	Pharmacy	—	2.1 km
Woodlands Pharmacy	Pharmacy	—	2.1 km
Ilford Lane Family Dental Surgery	Dentist	—	2.1 km
Aldersbrook Medical Centre	GP	Good ('17)	2.2 km
Seven Kings Practice	GP	—	2.2 km
Pharmaram Chemist	Pharmacy	—	2.2 km
Mathukia'S Surgery	GP	Good ('17)	2.3 km
Well-Chem Pharmacy	Pharmacy	—	2.3 km
Oak Tree Medical Centre	GP	—	2.3 km
Manor Park Dental Practice	Dentist	—	2.4 km
Britannia Pharmacy	Pharmacy	—	2.4 km
E12 Health	GP	—	2.5 km
Newham Transitional Practice	GP	Good ('17)	2.5 km
At Medics - The Loxford Practice	GP	Good ('19)	2.6 km
Ilford Lane Surgery	GP	—	2.6 km
Clayhall Clinic	GP	Good ('20)	2.7 km

Nearest first · type to search, or filter by type · click a provider → its full page · NHS ODS + CQC · — = not CQC-rated (e.g. pharmacies)

Getting around from Redbridge

5 nearest stations; the fastest to London is 15 min from Manor Park Rail Station.

Rail — 5 nearest stations

Station	Distance	To London	Fastest
Ilford Rail Station	0.7 mi	London Liverpool Street	17 min
Seven Kings Rail Station	1.4 mi	London Liverpool Street	21 min
Manor Park Rail Station	1.4 mi	London Liverpool Street	15 min
Woodgrange Park Rail Station	1.7 mi	—	no direct train
Goodmayes Rail Station	1.9 mi	London Liverpool Street	23 min

Nearest first (miles from the area centre) · fastest London time in bold — from Manor Park Rail Station (15 min) · click a station → its page · National Rail

Travel to work

Work from home

35%

Drive

31%

Public transport

26%

Walk or cycle

Census travel-to-work — how residents commute

EV charging29 points

Per 10,000 residents0.9

National Chargepoint Registry · pins on the map · speed split (rapid/fast/slow) pending NCR field ingestion

Environment from Redbridge

Air quality

NO₂

16.7

— WHO guide

PM2.5

8.3

— WHO guide

µg/m³ annual mean · DEFRA

Ground checks

Surface water 1-in-1000.7%

Flood zone3.2% of postcodes

Radonup to 1–3% of homes

Historic landfill84 sites within ~1 km

EA · UKHSA/BGS · Mining Remediation Authority — indicative, not a property search

Transport noise (Defra)

Road & rail noise bands (≥55 / ≥65 dB Lden) are being added — not yet available for this area. They cover major sources only; "not mapped" ≠ "quiet".

Defra strategic noise mapping

Heritage & green space

Listed buildings134

Conservation areas19

Green belt34.1%

Green spaces431

Historic England · OS Open Greenspace

Amenities from Redbridge

What's here

Category	Count	Note
Eat & drink	373	81% hygiene 4★+ (FSA)
Shops	144	supermarkets & convenience stores
Gyms, leisure & playgrounds	28	—
Green spaces & parks	431	filled areas on the map

OSM + FSA

Broadband

Gigabit

88.9%

Superfast

98.1%

Ultrafast

89.4%

% of premises · Ofcom Connected Nations

Local economy from Redbridge

Figures for the wider Redbridge — the same across neighbouring areas. This page's own prices, crime and streets are shown in full on their tabs.

Unemployment rate7.1%

In work (employment rate)58.5%

Companies registered here48,321

New incorporations (12m)8,151

Property companies (SPVs)8,156

See the full Redbridge report →

Companies House + ONS Census 2021 · wider district