91a, Green Lane, Ilford, IG1 1XL

91a is an end-of-terrace house in Ilford (IG1 1XL). It has a recorded floor area of 48 m² (around 517 sq ft), construction records dating it to 1950-1966 and council tax band A. At 48 m² this is the 2nd smallest of 10 units on EPC record in the building, where floor areas span 40–117 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (47 versus a best of 77). The latest certificate (October 2022) shows an E (score 47), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since July 2011. Between certificates, roof efficiency dropped from Good to Very Poor. The recommended improvements would push it to D (score 60).

Today's modelled estimate of £201,000 is 30.7% below the 2015 sale of £290,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£561/sq ft) was about 58.4% above the typical sold price in the postcode. At 48 m² it sits well below the postcode median (79 m² across 9 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. Last changed hands 11 years ago, in July 2015.