London · IG1 3LB · 6-bed
Exeter Gardens, Ilford, IG1
© OpenStreetMap · click to open in maps
Asking price
£900,000
£384/sqft
Verdict
Overpriced by £270,050 vs 5+ bed homes nearby
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
£3,335/mo
4.5% gross yield
Open-market tenant on a 12-month AST.
HMO (rooms)
Best fit£4,771/mo
6.4% gross yield
4–6 individual tenants, shared living. Highest yield, most management.
LHA / Section 8
£2,992/mo
4.0% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£2,543/mo
3.4% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
6-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
4.5% gross — tight; works only with low costs / cheap finance.
HMO (rooms)
6.4% HMO yield — works if you already manage HMOs.
Buy + rent later
Rent would cover most mortgage costs but you'd top up if it sat empty for a few months.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£32,500
Home mover
£32,500
2nd home / BTL
£77,500
Mortgage @ 75% LTV
- Loan
- £675,000
- Deposit
- £225,000
- Per month
- £4,145
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £302,500
Should you pay this?
Asking price is roughly £270,050 above what 5+ bed homes typically go for here.
You're paying £900,000. Comparable 5+ bed homes in this area suggest a market price of around £629,950.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£3,335/month4.45% gross yield
Based on 72,459 live rentals in London · 6-bed homes here average £1,843/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is tight as a fallback — worth running the numbers carefully.
Property features
- []
Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
Catchment area is the #1 driver of family-let demand and exit liquidity in the suburbs. Verify the local primary + secondary ratings before offering — an Outstanding catchment can add 5–10% to £/sqft; Inadequate is a permanent drag.
- All schools within 2 miles (DfE GIAS) — official register, last Ofsted, type
- Ofsted reports for IG1 3LB — full inspection reports + history
- Catchment visualiser (Locrating) — free-tier school-catchment map
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data; only the local authority can confirm a specific year's catchment boundary.
HMO licensing
No curated HMO data for this area. Most UK councils run mandatory licensing for 5+ sharers (statutory) plus area-specific additional / selective schemes. Verify with the local authority before completing a purchase.
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