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

12c is a two-bedroom mid-terrace house in Ilford (IG1 3ED). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (May 2018) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2011. Between certificates, lighting went from Good to Very Good. The recommended improvements would push it to C (score 74). At 45 m² this is the 17th 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.

It hasn't traded since June 2007, a hold of 19 years that's notably long for the area. Across the public record there are 5 sales, relatively high churn for a single property. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1998–2007, sale prices on this property compounded at 13.8% per year. Today's modelled estimate of £305,000 sits 73.8% above the 2007 sale of £175,500. On a £-per-square-foot basis, the last sale (£362/sq ft) was about 81.3% above the typical sold price in the postcode. At 45 m² it's 21.7% smaller than the typical home in the postcode (58 m² median across 38 EPCs).