12b, Empress Avenue, Ilford, IG1 3DD

12b is a two-bedroom mid-terrace house in Ilford (IG1 3DD). It has a recorded floor area of 48 m² (around 517 sq ft), construction records dating it to 1930-1949 and council tax band B. At 48 m² this is the 19th smallest of 37 units on EPC record in the building, where floor areas span 25–231 m². The building's EPC ratings span E to C across 37 units on file. The latest certificate (February 2021) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2020. The recommended improvements would push it to C (score 76).

It hasn't traded since March 1997, a hold of 29 years that's notably long for the area. 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 £251,000 sits 617.1% above the 1997 sale of £35,000. On a £-per-square-foot basis, the last sale (£68/sq ft) was about 68.3% below the postcode norm.