First Floor Flat, 83 Empress Avenue, Ilford, IG1 3DG

First Floor Flat is an end-of-terrace house in Ilford (IG1 3DG). It has a recorded floor area of 60 m² (around 646 sq ft) and construction records dating it to 1900-1929. The latest certificate (May 2025) shows a D (score 62), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since January 2012. Between certificates, window efficiency went from Average to Good; while roof efficiency dropped from Average to Very Poor.

Held since July 1995 — that's 31 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £280,000 sits 483.3% above the 1995 sale of £48,000. On a £-per-square-foot basis, the last sale (£74/sq ft) was about 66.7% below the postcode norm. At 60 m² it sits well below the postcode median (95 m² across 24 EPCs), making it one of the more compact homes locally.