Room 1, 4 Hickling Road, Ilford, IG1 2HY

Room 1 is a mid-terrace house in Ilford (IG1 2HY). It has a recorded floor area of 55 m² (around 592 sq ft) and construction records dating it to 1930-1949. The latest certificate (May 2015) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2009. Between certificates, lighting dropped from Good to Average. The recommended improvements would push it to C (score 71). The latest certificate is from May 2015, so improvements made since then won't be reflected.

Held since August 2008 — that's 18 years off the open market, well above the local norm. Across the public record there are 5 sales, relatively high churn for a single property. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 55 m² it sits well below the postcode median (90 m² across 47 EPCs), making it one of the more compact homes locally. Across 1995–2008, sale prices on this property compounded at 8.8% per year. Today's modelled estimate of £279,000 is 39.5% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£338/sq ft) was about 80.7% above the typical sold price in the postcode.