2a, Melford Road, Ilford, IG1 1RH

2a is a three-bedroom semi-detached house in Ilford (IG1 1RH). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (November 2017) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in February 2012 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Average and lighting went from Average to Very Good. The recommended improvements would push it to C (score 78). At 45 m² this is the 3rd smallest of 15 units on EPC record in the building, where floor areas span 34–109 m². The building's EPC ratings span E to B across 15 units on file.

Sale prices here have outpaced England HPI: 6.3% per year against 0% for the wider region. Today's modelled estimate of £298,000 sits 56% above the 2012 sale of £191,000. On a £-per-square-foot basis, the last sale (£394/sq ft) was about 82.7% above the typical sold price in the postcode. At 45 m² it sits well below the postcode median (79 m² across 14 EPCs), making it one of the more compact homes locally. One planning record on file: subdivision approved in 2013. Past consents include subdivision, meaningful when judging how the property has evolved. Last changed hands 14 years ago, in June 2012.