Flat 2, 2 Barnes Road, Ilford, IG1 2XE

Flat 2 is a detached house in Ilford (IG1 2XE). It has a recorded floor area of 38 m² (around 409 sq ft) and construction records dating it to 1930-1949. At 38 m² this is the smallest unit on EPC record across the building (38–60 m²). The building's EPC ratings span E to D, with this unit at the bottom. On EPC score it ranks last in the building (53 versus a best of 60). The latest certificate (June 2020) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 65).

At 38 m² it sits well below the postcode median (60 m² across 3 EPCs), making it one of the more compact homes locally. One planning record on file: an extension approved in 2019. Past consents include an extension, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£538/sq ft) was about 97.9% above the typical sold price in the postcode. 9 years since the last transfer (November 2017).