64a, Empress Avenue, Ilford, IG1 3DF

64a is a two-bedroom mid-terrace house in Ilford (IG1 3DF). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (July 2022) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2011. Between certificates, lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 75). At 53 m² this is the 7th 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 across 40 units on file.

Today's modelled estimate of £264,000 sits 62% above the 2015 sale of £163,000. On a £-per-square-foot basis, the last sale (£286/sq ft) was about 21.5% above the typical sold price in the postcode. At 53 m² it sits well below the postcode median (105 m² across 39 EPCs), making it one of the more compact homes locally. Last changed hands 11 years ago, in February 2015.