1a, Henley Road, Ilford, IG1 2TT

1a is a two-bedroom end-of-terrace house in Ilford (IG1 2TT). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1900-1929 and council tax band C. At 51 m² this is the 9th smallest of 37 units on EPC record in the building, where floor areas span 24–164 m². The building's EPC ratings span F to C across 37 units on file. The latest certificate (December 2018) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75).

Held since January 1996 — that's 31 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £263,000 sits 511.6% above the 1996 sale of £43,000. On a £-per-square-foot basis, the last sale (£78/sq ft) was about 69.6% below the postcode norm. At 51 m² it sits well below the postcode median (94 m² across 36 EPCs), making it one of the more compact homes locally.