113a, Richmond Road, Ilford, IG1 1JX

113a is an end-of-terrace house in Ilford (IG1 1JX). It has a recorded floor area of 62 m² (around 667 sq ft), construction records dating it to 1930-1949 and council tax band B. At 62 m² this is the smallest unit on EPC record across the building (62–106 m²). The building's EPC ratings span E to D, with this unit at the top. The latest certificate (April 2024) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78).

Held since January 2008 — that's 19 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 1995–2008, sale prices on this property compounded at 12.2% per year. Today's modelled estimate of £244,000 sits 52.5% above the 2008 sale of £160,000. On a £-per-square-foot basis, the last sale (£240/sq ft) was about 17.7% below the postcode norm. At 62 m² it sits well below the postcode median (94 m² across 7 EPCs), making it one of the more compact homes locally. One planning record on file: a loft conversion approved in 2016. Past consents include a loft conversion, meaningful when judging how the property has evolved.