71 Empress Avenue, Ilford, IG1 3DG

71 Empress Avenue is a two-bedroom mid-terrace house in Ilford (IG1 3DG). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1900-1929 and council tax band B. At 55 m² this is the 2nd smallest of 25 units on EPC record in the building, where floor areas span 54–202 m². The building's EPC ratings span E to C across 25 units on file. The latest certificate (May 2021) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 77).

It hasn't traded since June 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 2003–2007, sale prices on this property compounded at 6.1% per year. Today's modelled estimate of £299,000 sits 53.3% above the 2007 sale of £195,000. On a £-per-square-foot basis, the last sale (£329/sq ft) was about 60.7% above the typical sold price in the postcode. At 55 m² it sits well below the postcode median (95 m² across 24 EPCs), making it one of the more compact homes locally.