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

12b is a one-bedroom mid-terrace house in Ilford (IG1 3ED). It has a recorded floor area of 37 m² (around 398 sq ft), construction records dating it to 1900-1929 and council tax band B. At 37 m² this is the 14th 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, with this unit at the top. The latest certificate (April 2017) shows a C (score 70). When first surveyed in October 2008 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Poor to Good; while wall efficiency dropped from Average to Very Poor.

It hasn't traded since October 1999, a hold of 27 years that's notably long for the area. 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 £216,000 sits 315.4% above the 1999 sale of £52,000. On a £-per-square-foot basis, the last sale (£131/sq ft) was about 39.8% below the postcode norm. At 37 m² it sits well below the postcode median (58 m² across 38 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 74% of similar EPCs).