Flat 3, 29 Selborne Road, Ilford, IG1 3AH

Flat 3 is a mid-terrace house in Ilford (IG1 3AH). It has a recorded floor area of 67 m² (around 721 sq ft), construction records dating it to 1930-1949 and council tax band C. At 67 m² this is the largest unit on EPC record across the building (31–67 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (53 versus a best of 73). The latest certificate (March 2019) shows an E (score 53), well below the UK norm with real room to improve. Earlier certificates rated it D (November 2011); the latest reading is one band lower. The recommended improvements would lift it to C (score 77), a 2-band jump.

At 67 m² the property is well over the postcode median (42 m² across 47 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £298,000 is 49% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£277/sq ft) was about 38.5% above the typical sold price in the postcode. Most recent transfer: October 2021 at £200,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.