23b, De Vere Gardens, Ilford, IG1 3EB
About 23b
23b is a two-bedroom mid-terrace house in Ilford (IG1 3EB). It has a recorded floor area of 62 m² (around 667 sq ft), construction records dating it to 1900-1929 and council tax band B. At 62 m² this is the 39th smallest of 56 units on EPC record in the building, where floor areas span 18–209 m². The building's EPC ratings span G to C, with this unit at the top. The latest certificate (March 2022) shows a C (score 71). The rating has held steady at C across 3 certificates since March 2011. Between certificates, window efficiency went from Poor to Average and lighting went from Average to Very Good; while wall efficiency dropped from Good to Very Poor and hot-water efficiency dropped from Very Good to Good.
At 62 m² the property is well over the postcode median (44 m² across 55 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 71% of similar EPCs). Across 2011–2013, sale prices on this property compounded at 1.8% per year. Today's modelled estimate of £277,000 sits 92.4% above the 2013 sale of £144,000. On a £-per-square-foot basis, the last sale (£216/sq ft) was about 19.2% below the postcode norm. 14 years since the last transfer (February 2013).
What this property has
Inside
- Bedrooms2
- Dining roomYes
Outside
- Private gardenRear
Building
- Heating systemGas
Everything you need to know about 23b
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 24 March 2032
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
Windows upgraded, improving insulation
More low energy lighting installed
Heating controls changed
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 £885 · Includes VAT
Planning history
23b 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
23b valuation sits well clear of the typical sold price in this postcode.
£277,000
Modelled from EPC, postcode comparables and a sale-price growth of 1.8% per year over 2 years.
£144,000
Growth on file: 1.8% per year over 2 years.
Sales timeline
6 February 2013Most recent
£144,000
+2.9%over 1 year25 July 2011
£140,000
Median price across the last 5 sales in IG1 3EB: £200,000 (2025–2022).
Nearby sales in IG1 3EB
Versus other De Vere Gardens homes
On habitable rooms, 23b stands well clear of the street.
Price per m²
£2,323
Street avg £3,877
Floor Area
62 m²
Street avg 43 m²
Habitable Rooms
4 rooms
Street avg 2 rooms
CO₂ Emissions
2.2 t/year
Street avg 2.1 t/year
Everything you need to know about 23b
The true value, the hidden risks and the full sale history, in one report.
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The data behind every 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
0.2 km
De Vere Gardens — bus stop.
Closest school
0.5 km
Highlands Primary School. 51 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
56.8dB
Night-time· 23:00 – 07:00
47.2dB