88a, Empress Avenue, Ilford, IG1 3DF

88a is a two-bedroom semi-detached house in Ilford (IG1 3DF). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (February 2023) shows a D (score 68), on the cusp of jumping into the C band. When first surveyed in March 2010 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good, hot-water efficiency went from Average to Good and lighting went from Poor to Very Good. The recommended improvements would push it to C (score 76). At 59 m² this is the 11th 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.

Held since June 2011 — that's 15 years off the open market, well above the local norm. Across 1997–2011, sale prices on this property compounded at 2% per year. Today's modelled estimate of £221,000 sits 268.3% above the 2011 sale of £60,000. On a £-per-square-foot basis, the last sale (£94/sq ft) was about 61.3% below the postcode norm. At 59 m² it sits well below the postcode median (105 m² across 39 EPCs), making it one of the more compact homes locally.