26b, Mansfield Road, Ilford, IG1 3BD

26b is a two-bedroom end-of-terrace house in Ilford (IG1 3BD). It has a recorded floor area of 58 m² (around 624 sq ft), construction records dating it to 1900-1929 and council tax band B. At 58 m² this is the 35th smallest of 47 units on EPC record in the building, where floor areas span 27–118 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 (48 versus a best of 75). The latest certificate (August 2021) shows an E (score 48), well below the UK norm with real room to improve. Earlier certificates rated it D (December 2010); the latest reading is one band lower. Between certificates, window efficiency went from Poor to Average and lighting went from Average to Very Good. The recommended improvements would push it to D (score 64).

Held since February 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 58 m² it's 16% larger than the typical home in the postcode (50 m² median across 46 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2007–2008, sale prices on this property compounded at 53.3% per year. Today's modelled estimate of £294,000 is 40% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£336/sq ft) was about 41.7% above the typical sold price in the postcode.