Empress House, Flat 1, 7 Blake Hall Crescent, Redbridge, London, E11 3RH

Empress House is a three-bedroom semi-detached house in Redbridge, London, London (E11 3RH). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1900-1929 and council tax band D. Tenure is freehold. At 85 m² this is the largest unit on EPC record across Empress House (52–85 m²). The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (65 versus a best of 75). Other recorded features include a basement. The home occupies a cul-de-sac position. The latest certificate (November 2018) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78).

Held since October 2005 — that's 21 years off the open market, well above the local norm. Across 2003–2005, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £568,000 sits 114.3% above the 2005 sale of £265,000. On a £-per-square-foot basis, the last sale (£290/sq ft) was about 23.9% below the postcode norm. At 85 m² it sits well below the postcode median (158 m² across 19 EPCs), making it one of the more compact homes locally.