280 Staines Road
IG1 2UP
- Terraced
- Freehold
- 3 bedrooms (estimate)
- 958 sq ft
- EPC D
What comparable sales show
Strong match£475,000
Range £418,000 to £532,000 · £496 per sq ft
Since last sale
+£65,000
+15.9% since Mar 2017, +1.5% a year
Rank in IG1 2UP
10th of 30
Postcode average £520,033
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
280 Staines Road is a 3 bedroom freehold terraced in IG1 of about 958 sq ft.
Comparable completed sales nearby put it at £418,000 to £532,000, about £475,000 in the middle.
That makes it the 10th highest of the 30 homes we can compare in IG1 2UP, where the middle figure averages £520,033.
It last sold for £410,000 in March 2017; comparable sales suggest it has gained about £65,000 since, roughly +1.5% 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
£418,000
Middle
£475,000
Upper end
£532,000
Done work since the records were made? Claim your home and tell us, or ask local agents where yours sits.
Staines Road at a glance
Completed sales on the road in the last two years
Sales
10
Average price
£462k
Average size
908 sq ft
Per sq ft
£502
Price range
£250k to £585k
280 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 280 Staines Road compares with Staines Road
Against the 10 completed sales on the street in the last two years
- Its middle figure of £475,000 is 2% above the street's median sale price of £467,500.
- At 958 sq ft it is 5% above the median size of the homes sold here, 915 sq ft.
- That is £496 per sq ft, 4% below the street's median of £519 per sq ft.
- 5 of those 10 sales completed for less than this home's middle figure, and 5 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
| 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 performance certificate
From the official register for 280 Staines Road, lodged 23 September 2016. It ran out on 23 September 2026.
Rating now
D (67)
Could reach
B (87)
Built
1930–1949
What the assessor found
| Part of the home | Description | Energy efficiency |
|---|---|---|
| Walls | Solid brick, as built, no insulation (assumed) | Very poor |
| Roof | Pitched, 50 mm loft insulation | Poor |
| Floor | Suspended, no insulation (assumed) | – |
| Windows | Fully double glazed | Average |
| Heating | Boiler and radiators, mains gas | Good |
| Heating controls | Programmer and room thermostat | Average |
| Hot water | From main system | Good |
| Lighting | Low energy lighting in all fixed outlets | Very good |
| Second heating | Room heaters, mains gas | – |
Estimated running costs
| Each year | Now | After the improvements |
|---|---|---|
| Heating | £624 | £389 |
| Hot water | £102 | £67 |
| Lighting | £58 | £58 |
The assessor's estimates at the energy prices in use when the certificate was made (2016), for a typical household. Today's bills will differ.
Improvements the certificate recommends
| Improvement | Typical cost | Saving a year | Rating after |
|---|---|---|---|
| Increase loft insulation to 270 mm | – | £50 | C (69) |
| 50 mm internal or external wall insulation | 14,000 | £156 | C (75) |
| Floor insulation (suspended floor) | 1,200 | £29 | C (76) |
| Solar water heating | 6,000 | £35 | C (77) |
| Solar photovoltaic panels, 2.5 kWp | 8,000 | £279 | B (87) |
Costs and savings are the certificate's own, as estimated when it was made. Each rating assumes the improvements above it are done first.
Sale history
Every sale of this home registered with HM Land Registry since 1995
| Sold | Price paid | Change | A year |
|---|---|---|---|
| March 2017 | £410,000 | +340.9% | +8.8% |
| August 1999 | £93,000 | First sale | – |
Homes in IG1 2UP
Ranked by what comparable sales show. Choose one to see its page.
- 201 Staines RoadTerracedSold Feb 2007 for £373k£786,000#1
- 191 Staines RoadTerracedSold Oct 1999 for £142k£708,000#2
- 286 Staines RoadTerracedSold Dec 2015 for £480k£675,000#3
- 203 Staines RoadTerracedSold Dec 2003 for £250k£648,000#4
- 262 Staines RoadTerraced · 4 bed · 1,335 sq ftSold Dec 1999 for £120k£565,000#5
- Studio Flat 177 Staines RoadTerracedSold Mar 2002 for £158k£557,000#6
- 274 Staines RoadTerracedSold Jun 2021 for £480k£543,000#7
- 276 Staines RoadTerracedSold Apr 2021 for £472k£542,000#8
- 266 Staines RoadTerracedSold Aug 2005 for £228k£540,000#9
- 280 Staines Road (this home)TerracedSold Mar 2017 for £410k£533,000#10
- 264 Staines RoadTerracedSold Jun 2003 for £191k£525,000#11
- 256 Staines RoadTerracedSold Jan 2022 for £475k£520,000#12
- 197 Staines RoadTerracedSold Mar 2007 for £250k£519,000#13
- 252 Staines RoadTerracedSold Aug 2015 for £352k£519,000#14
- 248 Staines RoadTerracedSold Mar 2021 for £440k£505,000#15
- 207 Staines RoadTerracedSold Oct 2015 for £350k£500,000#16
- 268 Staines RoadTerracedSold Jan 2020 for £405k£497,000#17
- 193 Staines RoadTerracedSold Dec 1996 for £70k£493,000#18
- 181 Staines RoadTerracedSold Nov 2023 for £457k£482,000#19
- 173 Staines RoadTerracedSold Sept 2003 for £180k£472,000#20
- 284 Staines RoadTerracedSold Jan 2019 for £380k£470,000#21
- 189 Staines RoadTerracedSold Mar 1996 for £64k£469,000#22
- 175 Staines RoadTerracedSold May 2013 for £240k£466,000#23
- 187 Staines RoadTerracedSold Jul 2018 for £375k£459,000#24
- 199 Staines RoadTerracedSold Aug 1996 for £66k£459,000#25
- 254 Staines RoadTerracedSold Aug 2020 for £365k£446,000#26
- 167 Staines RoadTerracedSold Oct 2015 for £310k£443,000#27
- 183 Staines RoadTerracedSold Dec 2011 for £216k£437,000#28
- 282 Staines RoadTerracedSold May 2020 for £345k£423,000#29
- 169 Staines RoadTerraced · 3 bed · 732 sq ftSold Jan 2026 for £375k£400,000#30
- 185 Staines Road–
- 250 Staines Road–
- 258 Staines Road–
- 260 Staines Road–
- 272 Staines Road Ilford–
- 288 Staines Road–
- 288a Staines Road–
- Bungalow 177, Stains Road–
- First Floor Flat 177 Stains Road–
- Flat 1 177 Staines Road–
- Ground Floor Flat 177 Stains Road–
- Ground Floor Rear 177a Staines Road–
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 |
|---|---|---|---|---|---|
| 202 Eton RoadIG1 2UN · Terraced | £475,000 | Aug 2026 | 1,044 sq ft | £455 | < 0.1 mi |
| 186 South Park RoadIG1 2XR · Terraced | £552,000 | Aug 2026 | 1,055 sq ft | £523 | < 0.1 mi |
| 8 Griggs CloseIG3 9FL · Terraced | £395,000 | Jun 2026 | 926 sq ft | £427 | 0.1 mi |
| 20 Dawlish DriveIG3 9ED · Terraced | £479,000 | May 2026 | 915 sq ft | £524 | 0.1 mi |
| 192 Staines RoadIG1 2UW · Terraced | £550,000 | Jan 2026 | 936 sq ft | £587 | 0.1 mi |
| 169 Staines RoadIG1 2UP · Terraced | £375,000 | Jan 2026 | 732 sq ft | £512 | < 0.1 mi |
| 325 Mortlake RoadIG1 2TG · Terraced | £450,000 | Aug 2025 | 969 sq ft | £465 | 0.1 mi |
| 200 Eton RoadIG1 2UN · Terraced | £500,000 | May 2025 | 958 sq ft | £522 | < 0.1 mi |
| 299 Mortlake RoadIG1 2TF · Terraced | £485,000 | Oct 2025 | 947 sq ft | £512 | 0.1 mi |
| 242 Eton RoadIG1 2UN · Terraced | £560,000 | Sept 2026 | 1,313 sq ft | £426 | < 0.1 mi |
| 311 Eton RoadIG1 2UN · Terraced | £440,000 | Apr 2025 | 947 sq ft | £465 | < 0.1 mi |
| 1 Littlemoor RoadIG1 1XZ · Terraced | £495,000 | Jul 2026 | 829 sq ft | £597 | 0.2 mi |
What buyers have paid in IG1
Completed sales in the last 12 months, against the 12 months before
| Type | Sales | Average price | Average size | Per sq ft | On the year |
|---|---|---|---|---|---|
| All homes | 258 | £435,562 | 1,035 sq ft | £450 | −6.9% |
| Flats | 74 | £247,640 | 580 sq ft | £459 | +4.0% |
| 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 September 2016.
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