23c, De Vere Gardens, Ilford, IG1 3EB

23c is a one-bedroom mid-terrace house in Ilford (IG1 3EB). It has a recorded floor area of 32 m² (around 344 sq ft), construction records dating it to 1930-1949 and council tax band B. At 32 m² this is the 10th 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 (December 2023) shows a C (score 72). When first surveyed in April 2013 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good.

Across 1999–2013, sale prices on this property compounded at 5.8% per year. Today's modelled estimate of £189,000 sits 62.9% above the 2013 sale of £116,000. On a £-per-square-foot basis, the last sale (£337/sq ft) was about 35.4% above the typical sold price in the postcode. On the market in November 2013 and unlisted since — roughly 13 years. Across the public record there are 4 sales, relatively high churn for a single property. At 32 m² it's 28.9% smaller than the typical home in the postcode (45 m² median across 55 EPCs). Its energy rating outperforms most of the postcode (better than 71% of similar EPCs).