22 Vine Gardens, Ilford, IG1 2QH

22 Vine Gardens is a two-bedroom mid-terrace house in Ilford (IG1 2QH). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1900-1929 and council tax band D. At 53 m² this is the smallest unit on EPC record across the building (53–169 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (March 2019) shows a C (score 72). When first surveyed in March 2019 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average.

Untraded for 20 years, with the last transfer in September 2006. At 53 m² it sits well below the postcode median (105 m² across 17 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. Across 1998–2006, sale prices on this property compounded at 14.6% per year. Today's modelled estimate of £336,000 is 41.8% above the 2006 sale price. On a £-per-square-foot basis, the last sale (£415/sq ft) was about 99.7% above the typical sold price in the postcode.