Flat 4, 8 Holstock Road, Ilford, IG1 1LG

Flat 4 is a semi-detached house in Ilford (IG1 1LG). It has a recorded floor area of 38 m² (around 409 sq ft) and construction records dating it to 1900-1929. At 38 m² this is the 3rd smallest of 4 units on EPC record in the building, where floor areas span 33–50 m². The building's EPC ratings span E to D, with this unit at the bottom. On EPC score it ranks last in the building (51 versus a best of 66). The latest certificate (September 2018) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 66).

At 38 m² it sits well below the postcode median (56 m² across 16 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £233,000 is 19.5% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£477/sq ft) was about 288.8% above the typical sold price in the postcode. Last sale on file: £195,000 in May 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.