2a, Francis Avenue, Ilford, IG1 1TS

2a is an end-of-terrace house in Ilford (IG1 1TS). It has a recorded floor area of 32 m² (around 344 sq ft) and construction records dating it to 1930-1949. At 32 m² this is the smallest unit on EPC record across the building (32–139 m²). The building's EPC ratings span F to C across 49 units on file. The latest certificate (December 2018) shows a D (score 59), a step below the typical UK home. Earlier certificates rated it C (October 2009); the latest reading is one band lower. Between certificates, lighting went from Poor to Very Good; while wall efficiency dropped from Good to Very Poor and roof efficiency dropped from Good to Very Poor. The recommended improvements would push it to C (score 69).

Untraded for 21 years, with the last transfer in March 2005. Today's modelled estimate of £239,000 sits 100% above the 2005 sale of £119,500. On a £-per-square-foot basis, the last sale (£347/sq ft) was about 65.7% above the typical sold price in the postcode. At 32 m² it sits well below the postcode median (75 m² across 48 EPCs), making it one of the more compact homes locally.