12a, De Vere Gardens, Ilford, IG1 3ED

12a is a two-bedroom mid-terrace house in Ilford (IG1 3ED). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 1900-1929 and council tax band B. Tenure is freehold. The latest certificate (May 2018) shows a D (score 58), a step below the typical UK home. Earlier certificates rated it C (September 2014); the latest reading is one band lower. Between certificates, wall efficiency dropped from Good to Very Poor and roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 78). At 73 m² this is the 28th smallest of 39 units on EPC record in the building, where floor areas span 14–253 m². The building's EPC ratings span E to C across 39 units on file.

At 73 m² the property is well over the postcode median (53 m² across 38 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £284,000 sits 149.1% above the 2015 sale of £114,000. On a £-per-square-foot basis, the last sale (£145/sq ft) was about 33.1% below the postcode norm. On the market in June 2015 and unlisted since — roughly 11 years.