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Buying at IG3 8AD

Before you offer on a home at IG3 8AD: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.

1 thing to raise before an offer, and a street where the typical sale was £425k. In Goodmayes South.

1 to check3 clear£425k typical on Highbury Gardens

The checklist

Before you make an offer

Check
Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Note
1 listed building within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.
Note
Noise above WHO guidelines: road 57 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.
Note
Busy road: A118, 920 m awayAbout 34,531 vehicles a day in 2025 (DfT traffic counts).
Note
Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Xoserve, UKHSA/BGS radon atlas, BGS GeoSure, Coal Authority, Environment Agency (© Environment Agency copyright and/or database right 2026), Defra noise maps, Historic England, Ofcom, council planning registers (OGL). For a particular home, its buyer's report (below) adds tenure, energy rating, age and extensions.

Price

Is the asking price fair?

£425ktypical sale on Highbury Gardens, last 10 years

£4,904typical price per m² in Goodmayes South

£4,090–£4,640per m² for homes at IG3 8AD sold since 2015

Multiply a home's floor area (on its energy certificate) by £4,904 for a neighbourhood benchmark: 90 m² comes to about £441k. Homes at IG3 8AD have sold below it. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

Trend

Prices in Goodmayes South

Goodmayes South

+81% over ten years (2015 to 2025).

Typical (median) sale price each year, all home types, HM Land Registry.

Comparables

What sold nearby in the last two years

Type	Sales	Typical	Range
Semi-detached	7	£550k	£307k – £900k
Terraced	68	£535k	£200k – £725k
Flat	19	£250k	£165k – £607k

Standard sales in Goodmayes South. Every recent sale.

Running costs

What it costs to live here

A home's own band, energy rating and typical bills are in its buyer's report.

MHCLG council tax; Xoserve gas connections.

Supply

How often homes come up

0sales on Highbury Gardens in the last two years

94sales in Goodmayes South in the last two years

HM Land Registry standard sales.

Check a home

Buyer's reports for homes at IG3 8AD

Home	Last sold	Floor area
13, Highbury GardensTerraced	£422,500, May 2018	101 m²	Buyer's report →
17, Highbury GardensTerraced	£270,000, Jul 2014	115 m²	Buyer's report →
19, Highbury GardensTerraced	£220,000, Aug 2003	–	Buyer's report →
21, Highbury GardensTerraced	£220,000, Jun 2001	35 m²	Buyer's report →
23, Highbury GardensTerraced	£107,000, Jul 1999	–	Buyer's report →
25, Highbury GardensTerraced	£483,000, Feb 2021	104 m²	Buyer's report →
27, Highbury GardensTerraced	£250,000, Nov 2013	99 m²	Buyer's report →
29, Highbury GardensTerraced	£425,000, Oct 2016	104 m²	Buyer's report →

Each report: sale history, today's estimate, energy rating, running costs and the questions for your solicitor.

More for buying: Where can I afford? · How much to offer · Buying checklist · Check your documents

Go deeper

Checking this postcode…

Buying at IG3 8AD

1 thing to raise before an offer, and a street where the typical sale was £425k. In Goodmayes South.

1 to check3 clear£425k typical on Highbury Gardens

Before you make an offer

Check

Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.

Note

1 listed building within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.

Note

Noise above WHO guidelines: road 57 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.

Note

Busy road: A118, 920 m awayAbout 34,531 vehicles a day in 2025 (DfT traffic counts).

Note

Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.

Clear

No coal mining riskOutside the Coal Authority's coalfield.

Clear

No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.

Clear

Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Is the asking price fair?

£425ktypical sale on Highbury Gardens, last 10 years

£4,904typical price per m² in Goodmayes South

£4,090–£4,640per m² for homes at IG3 8AD sold since 2015

Multiply a home's floor area (on its energy certificate) by £4,904 for a neighbourhood benchmark: 90 m² comes to about £441k. Homes at IG3 8AD have sold below it. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

What homes cost and rent in Goodmayes South, by size

Size	Typical value today	Cheaper quarter	Estimated rent	Gross yield
1 bed	£225k	£201k	£1,250 a month	6.7%
2 beds	£335k	£273k	£1,580 a month	5.7%
3 beds	£469k	£393k	£1,870 a month	4.8%
4+ beds	£537k	£484k	£2,400 a month	5.4%
All homes	£464k	£340k	£1,630 a month	4.2%

Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare, or the postcode district's own rent (ONS, London). Gross yield = a year's rent ÷ value, before costs. Compare it with other places