51-69 High Road, Ilford, London, IG12 2DG
- London, IG1
- 441 – 969 square feet
- Studio / 1 / 2 Bedrooms
- Up to 70% LTV
- Estimated completion: Q3 2017
- 250-year leasehold title
- Rental yield up to 5.50%
- High-spec modern studios and 1/2-bed apartments
- Excellent connections into central London – Liverpool Street in just 17 minutes
- Part of a wider programme that will revitalise the local commercial and public realm
- Striking design inspired by Ilford’s photography and telecommunications-industry heritage
- From respected developer Cathedral Group, who also delivered successful investments RISE at the Deptford Project and St Mark’s Square
With Crossrail and population growth driving regeneration, the property investment potential of cosmopolitan Ilford is undeniable.
With Crossrail and population growth driving regeneration, the property investment potential of cosmopolitan Ilford is undeniable One of East London’s major commuter towns, Ilford is in the middle of an unprecedented growth surge. More Londoners are making their home in the area each year, won over by the town’s sense of community, excellent transport connections and commitment to regeneration and modernisation.
All this is excellent news for property investors, with very strong yields and competitive capital appreciation forecast in the near future.
The Crossrail effect
The 2018 arrival of Crossrail services in Ilford will deliver a major boost to the town. Commuters will enjoy shorter journey times on more regular services, and the town will benefit from significant regeneration work for which Crossrail has been a major catalyst.
Already well-connected, Ilford is just 17-minutes by train from employment hub Liverpool Street. Crossrail will further enhance this connectivity, increasing service frequency to 12 trains an hour and cutting travel times to other commuter destinations such as Canary Wharf. The most substantial journey reductions will be to locations across London which will for the first time be reachable by direct services: travel to Tottenham Court Road will be halved from 44 to just 22 minutes, while a journey to Heathrow Airport will fall from 71 to 52 minutes.
Beyond the route itself, Crossrail will also be siting its new Tunnelling and Underground Construction Academy (TUCA) in Ilford, delivering long-term job opportunities and establishing Ilford as a key location for the UK’s construction industry.
One of London’s most diverse and community-driven towns, Ilford has become an increasingly attractive residential area for young Londoners. The town’s convenient location on the fringe of the city, combined with its large swathes of green space, have made it very popular with young professionals and families – typically those moving out from more central areas looking for better value.
The Borough of Redbridge is now home to some 289,900 residents, which represents a 21.5% increase since 2001 – significantly higher than the average growth recorded across London. As of 2011 Ilford was home to 168,168 people, which is more than 60% of Redbridge’s population. The borough’s population growth is very much driven by new residents arriving in central Ilford, with the four wards that surround the town’s train station recording average growth of 26.7% in the decade leading up to the 2011 Census.
With so many new residents arriving Ilford needs more homes, but although there are a number of developments in the pipeline, demand is expected to exceed supply by a considerable amount in the years ahead. This problem will only be exacerbated as the area’s headcount continues to grow, with the borough’s population expected to rise by a further 22.5% to 355,000 by 2028.
Ilford Property Market
A lack of supply in the face of rising demand is one of the key reasons prices are already on the rise in Redbridge; the borough saw growth of 14.7% in the year to April 2015. In Ilford, recent growth has been slower, although the past five years have seen GBP79,017 added to the average house price in the town – a rise of 33.1%.
Since Crossrail received its green light in 2008, properties within 500 metres of the town’s future station have seen an additional 17% price growth above the local market. And with the average Ilford house price of GBP317,657 still representing good value for London property – the citywide average price is GBP481,820 as of June 2015 – there are now significant opportunities for investors to purchase properties close to the station that are sure to have significant growth ahead of them. Recent forecasts from JLL put total projected growth in Ilford at an impressive 40.7% to 2020.
When it comes to investment income, Ilford’s rental market looks particularly strong. The expected influx of central London commuters will fuel a significant rise in rents, particularly in the centre of the town. With purchase prices competitive, investors entering the market in the near future can expect to secure gross yields of as high as 7% if purchasing properties within close reach of Ilford station.