88 Empress Avenue, Ilford, IG1 3DF
About 88 Empress Avenue
88 Empress Avenue is a one-bedroom semi-detached house in Ilford (IG1 3DF). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (February 2023) 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 March 2009. Between certificates, window efficiency went from Very Poor to Good and lighting went from Average to Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to C (score 77). At 57 m² this is the 10th 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 £256,000 sits 94.7% above the 2013 sale of £131,500. At 57 m² it sits well below the postcode median (105 m² across 39 EPCs), making it one of the more compact homes locally. On the market in May 2013 and unlisted since — roughly 13 years.
What this property has
Inside
- Bedrooms1
- Bathrooms1
Everything you need to know about 88 Empress Avenue
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
Energy performance
EPC Rating
Certificate validity
Valid until 15 February 2033
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
Single glazing replaced with double or better glazing
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
88 Empress Avenue has no planning applications on record.
But the area is active
59 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
£256,000
Modelled from EPC, postcode comparables.
£131,500
Recorded with HM Land Registry.
Sales timeline
6 May 2013Most recent
£131,500
Median price across the last 5 sales in IG1 3DF: £473,500 (2026–2023).
Nearby sales in IG1 3DF
Versus other Empress Avenue homes
Price per m² for 88 Empress Avenue lags the street by a wide margin.
Price per m²
£2,307
Street avg £4,775
Floor Area
57 m²
Street avg 51 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.5 t/year
Street avg 2.6 t/year
Everything you need to know about 88 Empress Avenue
The true value, the hidden risks and the full sale history, in one report.
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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