86 Empress Avenue, Ilford, IG1 3DF
About 86 Empress Avenue
86 Empress Avenue is an end-of-terrace house in Ilford (IG1 3DF). It has a recorded floor area of 167 m² (around 1798 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (January 2026) shows a C (score 69), just inside the C band. When first surveyed in December 2015 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average.
At 167 m² the property is well over the postcode median (102 m² across 39 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved.
Everything you need to know about 86 Empress Avenue
The true value, the hidden risks and the full sale history, in one report.
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Energy performance
86 Empress Avenue ranks among the most efficient homes in the postcode for energy use.
EPC Rating
Certificate validity
Valid until 20 January 2036
Property Improvements
Changes detected from historical EPC data
Roof insulation improved
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Planning history
2 applications on record at 86 Empress Avenue, Ilford, IG1 3DF
- Oct 2008Loft ConversionOutlineOutcome in report
Extension: Rear of property
Formation of dormer with Juliete balcony to rear of the dwelling and the addition of a second storey to the rear of dwelling with a flat roof. CERTIFICATE OF LAWFUL DEVELOPMENT (PROPOSED)
Extension- Documents
- 5 docs on file
- Reference
- 2338/08
- More recent applications — locked
- Loft ConversionMar 2009Decision
Unlock 86 Empress Avenue, Ilford, IG1 3DF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 59 notable nearby
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
86 Empress Avenue has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£626,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in IG1 3DF: £473,500 (2026–2023).
Nearby sales in IG1 3DF
Versus other Empress Avenue homes
On epc rating, 86 Empress Avenue stands well clear of the street.
EPC Rating
69 (C)
Street avg 60 (D)
Floor Area
167 m²
Street avg 115 m²
CO₂ Emissions
4.9 t/year
Street avg 5.0 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
Everything you need to know about 86 Empress Avenue
The true value, the hidden risks and the full sale history, in one report.
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Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
597/mo
Steady year-on-year across the wider district.
Nearest stop
0.5 km
Northbrook Road — bus stop.
Closest school
0.6 km
The Ursuline Academy Ilford. 56 schools nearby.
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
59.7dB
Night-time· 23:00 – 07:00
51.1dB