15b, Audrey Road, Ilford, IG1 2DY

15b is a two-bedroom mid-terrace house in Ilford (IG1 2DY). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to 1967-1975 and council tax band B. At 43 m² this is the smallest unit on EPC record across the building (43–166 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 (39 versus a best of 78). The latest certificate (July 2020) shows an E (score 39), well below the UK norm with real room to improve. When first surveyed in March 2009 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 78), a 2-band jump. Main heating runs on electricity.

Held since May 1999 — that's 27 years off the open market, well above the local norm. At 43 m² it sits well below the postcode median (86 m² across 36 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. Across 1998–1999, sale prices on this property compounded at 33.1% per year. Today's modelled estimate of £210,000 sits 281.9% above the 1999 sale of £54,995. On a £-per-square-foot basis, the last sale (£119/sq ft) was about 31.8% below the postcode norm.