16b, Mansfield Road, Ilford, IG1 3AZ

16b is a one-bedroom mid-terrace house in Ilford (IG1 3AZ). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (June 2020) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since June 2010. Between certificates, wall efficiency went from Very Poor to Poor and window efficiency went from Poor to Average; while hot-water efficiency dropped from Good to Average. The recommended improvements would push it to C (score 76). At 42 m² this is the 17th smallest of 58 units on EPC record in the building, where floor areas span 22–106 m². The building's EPC ratings span E to C across 58 units on file.

Held since May 2002 — that's 24 years off the open market, well above the local norm. Across 1995–2002, sale prices on this property compounded at 14% per year. Today's modelled estimate of £248,000 sits 161.1% above the 2002 sale of £95,000. At 42 m² it's 23.6% smaller than the typical home in the postcode (55 m² median across 57 EPCs).