252 Staines Road
IG1 2UP
- Terraced
- Freehold
- 4 bedrooms (estimate)
- 1,625 sq ft
- EPC C
What comparable sales show
Strong match£630,000
Range £554,000 to £705,000 · £387 per sq ft
Since last sale
+£278,000
+79.0% since Aug 2015, +5.3% a year
Rank in IG1 2UP
5th of 30
Postcode average £524,033
From completed sales of similar homes nearby, adjusted for floor area. It cannot see condition, layout or recent work, so it is not a valuation.
In short
252 Staines Road is a 4 bedroom freehold terraced in IG1 of about 1,625 sq ft.
Comparable completed sales nearby put it at £554,000 to £705,000, about £630,000 in the middle.
That makes it the 5th highest of the 30 homes we can compare in IG1 2UP, where the middle figure averages £524,033.
It last sold for £352,000 in August 2015; comparable sales suggest it has gained about £278,000 since, roughly +5.3% a year.
Across Redbridge, average prices fell 2.8% in the year to August 2026.
Where in the range would yours sell?
Condition and improvements usually decide it, and only someone who sees the home can say.
Lower end
£554,000
Middle
£630,000
Upper end
£705,000
Done work since the records were made? Claim your home and tell us, or ask local agents where yours sits.
The street
Staines Road and its sales
252 Staines Road on the map
This home, the completed sales its figure is worked out from, and the other sales on Staines Road. Choose a pin for the address, size and date.
The Land Registry records a sale by its postcode, so pins sit at the postcode, close to the home, not on its doorstep. Map: contains OS data © Crown copyright and database rights 2026.
How 252 Staines Road compares with Staines Road
Against the 10 completed sales on the street in the last two years
Price
Size
Per sq ft
- Its middle figure of £630,000 is 35% above the street's median sale price of £467,500.
- At 1,625 sq ft it is 78% above the median size of the homes sold here, 915 sq ft.
- That is £387 per sq ft, 25% below the street's median of £519 per sq ft.
- 10 of those 10 sales completed for less than this home's middle figure, and 0 for the same or more.
A comparison of completed sales, not a valuation: it cannot see condition, layout or work done since a home last sold.
Sales activity on Staines Road
Completed sales registered with HM Land Registry, by quarter
- Sales in two years
- 10
- Average price
- £462,000
- Lowest
- £250,000
- Highest
- £585,000
| Quarter | Sales | Median price |
|---|---|---|
| Q1 2025 | 3 | £475,000 |
| Q2 2025 | 0 | – |
| Q3 2025 | 0 | – |
| Q4 2025 | 1 | £460,000 |
| Q1 2026 | 4 | £495,000 |
| Q2 2026 | 0 | – |
| Q3 2026 | 0 | – |
| Q4 2026 | 0 | – |
| Type of home | Share of sales | Median price | Per sq ft |
|---|---|---|---|
| Terraced houses | 90% (9) | £475,000 | £525 |
| Flats | 10% (1) | £250,000 | – |
Completed sales on Staines Road
Every sale in the last two years. Choose an address to see that home's page.
| Address | Sold | Price | Type | Size | Per sq ft |
|---|---|---|---|---|---|
| 37 Staines RoadIG1 2XA | Feb 2026 | £440,000 | Terraced | 829 sq ft | £531 |
| 192 Staines RoadIG1 2UW | Jan 2026 | £550,000 | Terraced | 936 sq ft | £587 |
| 169 Staines RoadIG1 2UP | Jan 2026 | £375,000 | Terraced | 732 sq ft | £512 |
| 12 Staines RoadIG1 2XF | Jan 2026 | £550,000 | Terraced | – | – |
| 64 Staines RoadIG1 2UY | Oct 2025 | £460,000 | Terraced | 840 sq ft | £548 |
| 80 Staines RoadIG1 2UY | Mar 2025 | £475,000 | Terraced | 915 sq ft | £519 |
| 204 Staines RoadIG1 2UW | Mar 2025 | £585,000 | Terraced | 1,259 sq ft | £465 |
| 148 Staines RoadIG1 2UU | Feb 2025 | £475,000 | Terraced | 807 sq ft | £588 |
| 11, Waylands Court Staines RoadIG1 2UR | Nov 2024 | £250,000 | Flat | 915 sq ft | £273 |
| 194 Staines RoadIG1 2UW | Nov 2024 | £460,000 | Terraced | 936 sq ft | £491 |
Energy
How efficient the home is
Energy performance certificate
From the official register for 252 Staines Road, lodged 31 December 2024.
Rating now
C76 points
Could reach
B82 points
6 points higher with the improvements below
- Built
- 1930–1949
- Solar panels
- None recorded
What the assessor found
Each part of the home, with the certificate's own energy efficiency rating.
Walls
Solid brick, as built, no insulation (assumed)
Very poorRoof
Pitched, no insulation
Very poorFloor
Suspended, no insulation (assumed)
Not rated on the certificate
Windows
Fully double glazed
GoodHeating
Boiler and radiators, mains gas
GoodHeating controls
Programmer, room thermostat and TRVs
GoodHot water
From main system
GoodLighting
Low energy lighting in all fixed outlets
Very good
Estimated running costs
A year, now and after the recommended improvements.
Heating
Hot water
Lighting
The assessor's estimates at the energy prices in use when the certificate was made (2024), for a typical household. Today's bills will differ.
Improvements the certificate recommends
In the certificate's order. Each rating assumes the steps before it are done.
- 1
Solar photovoltaic panels, 2.5 kWp
Typical cost £3,500–£5,500 · saves about £456 a year
Rating after82B
Costs and savings are the certificate's own, as estimated when it was made.
History
What it has sold for
Sale history
Every sale of this home registered with HM Land Registry since 1995
| Sold | Price paid | Change | A year |
|---|---|---|---|
| August 2015 | £352,000 | +206.1% | +7.8% |
| August 2000 | £115,000 | First sale | – |
Nearby
Neighbours and the sales behind the figure
Homes in IG1 2UP
Ranked by what comparable sales show. Choose one to see its page.
The completed sales behind the figure
Similar homes nearby, registered with HM Land Registry. Choose one to see its page.
| Home | Price | Sold | Size | Per sq ft | Away |
|---|---|---|---|---|---|
| 242 Eton RoadIG1 2UN · Terraced | £560,000 | Sept 2026 | 1,313 sq ft | £426 | < 0.1 mi |
| 107A Gordon RoadIG1 2XT · Terraced | £655,000 | May 2026 | 1,755 sq ft | £373 | 0.2 mi |
| 251 South Park DriveIG3 9AL · Terraced | £680,000 | Jul 2025 | 1,711 sq ft | £397 | 0.1 mi |
| 63 Chudleigh CrescentIG3 9AT · Terraced | £662,500 | Apr 2025 | 1,625 sq ft | £408 | 0.2 mi |
| 186 South Park RoadIG1 2XR · Terraced | £552,000 | Aug 2026 | 1,055 sq ft | £523 | < 0.1 mi |
| 202 Eton RoadIG1 2UN · Terraced | £475,000 | Aug 2026 | 1,044 sq ft | £455 | < 0.1 mi |
| 290 Mortlake RoadIG1 2TF · Terraced | £540,000 | Dec 2025 | 1,292 sq ft | £418 | 0.1 mi |
| 4 Dawlish DriveIG3 9ED · Terraced | £525,000 | Dec 2025 | 1,206 sq ft | £435 | 0.1 mi |
| 10 Ashburton AvenueIG3 9ET · Terraced | £635,000 | Mar 2025 | 1,496 sq ft | £424 | 0.2 mi |
| 286 Henley RoadIG1 2TL · Terraced | £492,000 | Sept 2025 | 1,259 sq ft | £391 | 0.2 mi |
| 204 Staines RoadIG1 2UW · Terraced | £585,000 | Mar 2025 | 1,259 sq ft | £465 | 0.1 mi |
| 8 Griggs CloseIG3 9FL · Terraced | £395,000 | Jun 2026 | 926 sq ft | £427 | 0.1 mi |
The area
IG1 at a glance
What buyers have paid in IG1
Completed sales in the last 12 months, against the 12 months before
Flats
Terraced
Semi-detached
Detached
| Type | Sales | Average price | Average size | Per sq ft | On the year |
|---|---|---|---|---|---|
| All homes | 258 | £435,562 | 1,035 sq ft | £450 | −7.1% |
| Flats | 74 | £247,640 | 580 sq ft | £459 | +4.2% |
| Terraced | 153 | £495,663 | 1,147 sq ft | £447 | −3.4% |
| Semi-detached | 14 | £663,000 | 1,542 sq ft | £454 | +1.9% |
| Detached | 1 | £800,000 | – | – | – |
Find another home
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Contains HM Land Registry data © Crown copyright and database right 2026. Licensed under the Open Government Licence v3.0.
Energy performance data © Crown copyright. Licensed under the Open Government Licence v3.0.
Floor area and energy rating from the energy certificate of December 2024.
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