Flat 2, 8 Holstock Road, Ilford, IG1 1LG

Flat 2 is a two-bedroom end-of-terrace house in Ilford (IG1 1LG). It has a recorded floor area of 50 m² (around 538 sq ft) and construction records dating it to 1930-1949. At 50 m² this is the largest unit on EPC record across the building (33–50 m²). The building's EPC ratings span E to D, with this unit at the top. On EPC score it ranks first in the building (66 versus a worst of 51). The latest certificate (December 2018) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since April 2011. Between certificates, lighting went from Very Poor to Good; while roof efficiency dropped from Average to Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 74).

It hasn't traded since October 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 1999–2009, sale prices on this property compounded at 7.4% per year. Today's modelled estimate of £220,000 sits 59.4% above the 2009 sale of £138,000. On a £-per-square-foot basis, the last sale (£256/sq ft) was about 177% above the typical sold price in the postcode.