22b, Belmont Road, Ilford, IG1 1YN
About 22b
22b is an end-of-terrace house in Ilford (IG1 1YN). It has a recorded floor area of 37 m² (around 398 sq ft), construction records dating it to 1900-1929 and council tax band B. At 37 m² this is the smallest unit on EPC record across the building (37–698 m²). The building's EPC ratings span G to B across 26 units on file. The latest certificate (August 2020) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76).
At 37 m² it sits well below the postcode median (75 m² across 25 EPCs), making it one of the more compact homes locally. Across 1998–2019, sale prices on this property compounded at 8.5% per year. On a £-per-square-foot basis, the last sale (£590/sq ft) was about 170.7% above the typical sold price in the postcode. Most recent transfer: March 2019 at £235,000.
Everything you need to know about 22b
The true value, the hidden risks and the full sale history, in one report.
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Energy performance
EPC Rating
Certificate validity
Valid until 4 August 2030
Get a survey for this property
Level 3 Building Survey
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
22b has no planning applications on record.
But the area is active
43 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Price for 22b has grown more than fourfold since the 1998 starting point.
£232,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.5% per year over 20 years.
£235,000
Growth on file: 8.5% per year over 20 years.
Sales timeline
22 March 2019Most recent
£235,000
+95.8%over 14 years13 May 2004
£120,000
+169.7%over 5 years30 October 1998
£44,500
Median price across the last 5 sales in IG1 1YN: £203,000 (2026–2013).
Nearby sales in IG1 1YN
Versus other Belmont Road homes
22b outperforms the street on price per m² by a wide margin.
Price per m²
£6,351
Street avg £3,303
Floor Area
37 m²
Street avg 95 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
2.3 t/year
Street avg 5.5 t/year
Everything you need to know about 22b
The true value, the hidden risks and the full sale history, in one report.
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Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
597/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Sunnyside Road / Green Lane — bus stop.
Closest school
0.1 km
Winston Way Academy. 65 schools nearby.
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
54.3dB
Night-time· 23:00 – 07:00
44.5dB