5a, Baden Road, Ilford, IG1 2HS

5a is a three-bedroom mid-terrace house in Ilford (IG1 2HS). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to before 1900 and council tax band B. At 61 m² this is the 2nd smallest of 25 units on EPC record in the building, where floor areas span 40–133 m². The building's EPC ratings span F to C, with this unit at the top. The latest certificate (June 2025) shows a C (score 71). When first surveyed in May 2011 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Poor to Very Good.

Untraded for 18 years, with the last transfer in August 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1999–2008, sale prices on this property compounded at 11.8% per year. Today's modelled estimate of £305,000 sits 52.5% above the 2008 sale of £200,000. On a £-per-square-foot basis, the last sale (£305/sq ft) was about 53.8% above the typical sold price in the postcode. At 61 m² it's 27.8% smaller than the typical home in the postcode (85 m² median across 24 EPCs). Its energy rating outperforms most of the postcode (better than 79% of similar EPCs). 2 planning records sit against the property, 0 approved, 0 refused.