Gilford House, Apartment 12, 93 Clements Road, Ilford, IG1 1BE

Gilford House is a two-bedroom mid-terrace house in Ilford (IG1 1BE). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 2003-2006 and council tax band C. The latest certificate (January 2019) shows a C (score 78), near the top of the C band. The rating has held steady at C across 2 certificates since February 2009. Between certificates, lighting went from Average to Very Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Poor. The recommended improvements would push it to B (score 82). Main heating runs on electricity. At 65 m² this is the 11th smallest of 18 units on EPC record in Gilford House, where floor areas span 49–76 m². The building's EPC ratings span E to B across 18 units on file.

Held since February 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 2006–2008, sale prices on this property compounded at 0.7% per year. Today's modelled estimate of £242,000 is 17.5% above the 2008 sale price.