98a, Green Lane, Ilford, IG1 1YQ

98a is a detached house in Ilford (IG1 1YQ). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (July 2020) shows an E (score 50), well below the UK norm with real room to improve. When first surveyed in May 2016 the rating was G, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Average to Good. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on electricity. At 45 m² this is the 8th smallest of 38 units on EPC record in the building, where floor areas span 35–144 m². The building's EPC ratings span E to C, with this unit at the bottom.

At 45 m² it sits well below the postcode median (81 m² across 37 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 73% of similar EPCs). 2 planning records sit against the property, 2 approved, 0 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved. Across 1998–2022, sale prices on this property compounded at 3.5% per year. On a £-per-square-foot basis, the last sale (£495/sq ft) was about 126.8% above the typical sold price in the postcode. Most recent transfer: January 2022 at £240,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.