64 Empress Avenue, Ilford, IG1 3DF

64 Empress Avenue is a two-bedroom mid-terrace house in Ilford (IG1 3DF). It has a recorded floor area of 47 m² (around 506 sq ft), construction records dating it to 1900-1929 and council tax band B. At 47 m² this is the 3rd smallest of 40 units on EPC record in the building, where floor areas span 44–177 m². The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (72 versus a worst of 46). The latest certificate (January 2024) shows a C (score 72). The rating has held steady at C across 3 certificates since February 2009. Between certificates, lighting went from Poor to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good.

Held since January 2007 — that's 20 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 47 m² it sits well below the postcode median (105 m² across 39 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £254,000 sits 73.4% above the 2007 sale of £146,500. On a £-per-square-foot basis, the last sale (£290/sq ft) was about 23.1% above the typical sold price in the postcode.