The average Redbridge home rose £1,279 in August, the first monthly rise since April. It is still 2.8% down on a year ago and now trails London.

The average home in Redbridge sold for £484,378 in August 2026. That is £1,279 more than in July, a rise of 0.3%, and the first monthly increase since April.

Over the year the picture has not changed much. August’s average is £14,026 below August 2025, a fall of 2.8%.

HM Land Registry published the August 2026 UK House Price Index on Wednesday 21 October.

The run of falls has stopped, for now

Last month we reported three monthly falls in a row. The new release confirms that run and adds a small rise on the end, according to the index series for Redbridge:

Month Average price Change on the month
April 2026 £502,290 +1.8%
May 2026 £497,750 -0.9%
June 2026 £489,363 -1.7%
July 2026 £483,099 -1.3%
August 2026 £484,378 +0.3%

A 0.3% rise is small. It is well inside the size of the revisions this index makes from one month to the next, so it is not yet a turn.

Line chart of the average Redbridge house price for each month from January 2025 to August 2026. It starts at £482,502, peaks at £503,680 in September 2025, rises again to £502,290 in April 2026, falls to £483,099 in July 2026 and ends at £484,378 in August 2026. The vertical scale does not start at zero.
Average price by month, as revised in the August release. The scale does not start at zero. Source: HM Land Registry UK House Price Index. Chart by Ilford Today.
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The highest point on the current series is £503,680 in September 2025. August 2026 sits £19,302 below it. In January 2025 the average was £482,502, so prices are roughly where they were 20 months ago.

July was revised up

The first estimate for July was £481,297, down 2.7% on the year. The same month now reads £483,099, down 2.3%.

That is normal for this index. Recent months are restated as more sale records reach the Land Registry, and borough figures move the most. August will be revised too, so treat it as the least settled number here.

Redbridge now trails London

We ranked all 33 London boroughs on the year to August, using the linked data for each borough in the same release.

  • 9 boroughs rose
  • 2 were flat (Hillingdon and Richmond upon Thames)
  • 22 fell

Redbridge came 22nd, down from 19th a month ago. London as a whole fell 2.2% to £554,430, so Redbridge has now dropped slightly faster than the capital. In July it was doing slightly better. England rose 0.4% to £293,525.

Area Average price, August 2026 Change over the year
Barking and Dagenham £369,881 +4.7%
Havering £444,572 +1.1%
Waltham Forest £532,212 +0.7%
Epping Forest £530,653 -0.3%
London £554,430 -2.2%
Redbridge £484,378 -2.8%
Newham £388,045 -4.7%

Kingston upon Thames topped the London table at +4.9%. The steepest falls were again in the centre: the City of London down 14.6%, Westminster down 14.3% and Kensington and Chelsea down 13.8%.

Flats are still falling fastest

Every property type in Redbridge was cheaper than a year before:

  • flats fell 5.5%, to £301,680
  • detached houses fell 2.0%, to £1,100,507
  • semi-detached houses fell 1.5%, to £687,150
  • terraced houses fell 1.5%, to £539,955

Terraces rose most on the month, by 0.5%. Flats were the only type to slip again in August, by 0.1%.

The first-time buyer average was £416,366, down 3.3% on the year. Buyers paying cash averaged £440,504, down 3.3%, and buyers with a mortgage £493,685, down 2.7%.

What it means for you

If you are buying. A first-time buyer paid an average of £416,366 in August, 3.3% less than a year earlier. Prices stopped falling in August but have not started rising in any real sense.

If you are selling. The borough’s average is back around its level of early 2025. Flats are where the fall is deepest, at 5.5% on the year.

If you are staying put. On paper your home is worth a little less than a year ago, and about the same as in January 2025.

A note on the maths. UKHPI averages are means, not medians, so a few large sales pull them upward. For the middle sale price in Ilford, Wanstead, Woodford Green, Barkingside and Hainault, see our Ilford house prices page, which is built from individual Land Registry sale records. New homes in the pipeline are tracked on our Ilford planning news page.

The September figures are due in the next monthly release in November.

Sources