77a, Mortlake Road, Ilford, IG1 2SY

77a is a two-bedroom mid-terrace house in Ilford (IG1 2SY). It has a recorded floor area of 53 m² (around 570 sq ft) and construction records dating it to 1900-1929. The latest certificate (September 2019) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in February 2009 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 77). At 53 m² this is the 5th smallest of 41 units on EPC record in the building, where floor areas span 24–160 m². The building's EPC ratings span F to C across 41 units on file.

It hasn't traded since June 2009, a hold of 17 years that's notably long for the area. Across the public record there are 4 sales, relatively high churn for a single property. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 2003–2009, sale prices on this property compounded at -3.8% per year. Today's modelled estimate of £227,000 sits 138.9% above the 2009 sale of £95,000. At 53 m² it sits well below the postcode median (117 m² across 40 EPCs), making it one of the more compact homes locally.