2 Hickling Road, Ilford, IG1 2HY

2 Hickling Road is a mid-terrace house in Ilford (IG1 2HY). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to 1900-1929 and council tax band B. At 57 m² this is the 8th smallest of 48 units on EPC record in the building, where floor areas span 38–166 m². The building's EPC ratings span E to C across 48 units on file. The latest certificate (December 2018) shows a D (score 66), on the cusp of jumping into the C band. Earlier certificates rated it C (December 2018); the latest reading is one band lower. The recommended improvements would push it to C (score 74).

Across 1995–2025, sale prices on this property compounded at 16.3% per year. Today's modelled estimate of £200,000 is 94.1% below the 2025 sale of £3,375,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£5,501/sq ft) was about 2786.5% above the typical sold price in the postcode. It changed hands recently, sold July 2025 for £3,375,000. At 57 m² it sits well below the postcode median (90 m² across 47 EPCs), making it one of the more compact homes locally. One planning record on file: subdivision approved in 2013. Past consents include subdivision, meaningful when judging how the property has evolved.