84a, Woodlands Road, Ilford, IG1 1JW

84a is a two-bedroom mid-terrace house in Ilford (IG1 1JW). It has a recorded floor area of 69 m² (around 743 sq ft), construction records dating it to 1930-1949 and council tax band B. At 69 m² this is the 9th smallest of 27 units on EPC record in the building, where floor areas span 45–161 m². The building's EPC ratings span G to C, with this unit at the top. The latest certificate (April 2023) shows a C (score 69), just inside the C band. The rating has held steady at C across 3 certificates since November 2010. Between certificates, roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average.

Held since March 2002 — that's 24 years off the open market, well above the local norm. Across 2000–2002, sale prices on this property compounded at 13.7% per year. Today's modelled estimate of £239,000 sits 210.6% above the 2002 sale of £76,950. On a £-per-square-foot basis, the last sale (£104/sq ft) was about 39.5% below the postcode norm. At 69 m² it sits well below the postcode median (115 m² across 26 EPCs), making it one of the more compact homes locally. One planning record on file: an extension approved in 2010. Past consents include an extension, meaningful when judging how the property has evolved.