Gilford House, Apartment 16, 93 Clements Road, Ilford, IG1 1BE

Gilford House is an end-of-terrace house in Ilford (IG1 1BE). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 2003-2006 and council tax band C. The latest certificate (April 2019) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2008. Between certificates, lighting went from Very Poor to Very Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 80). Main heating runs on electricity. At 70 m² this is the 14th 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 September 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Today's modelled estimate of £239,000 sits 64.8% above the 2009 sale of £145,000. On a £-per-square-foot basis, the last sale (£192/sq ft) was about 38.7% below the postcode norm.