28b, De Vere Gardens, Ilford, IG1 3ED

28b is a two-bedroom end-of-terrace house in Ilford (IG1 3ED). It has a recorded floor area of 67 m² (around 722 sq ft), construction records dating it to before 1900 and council tax band C. At 67 m² this is the 24th 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 bottom. Our model identifies extension potential, subject to local planning policy. The latest certificate (July 2009) shows an E (score 53), well below the UK norm with real room to improve. The latest certificate is from July 2009, so improvements made since then won't be reflected.

Untraded for 25 years, with the last transfer in April 2001. 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 £353,000 sits 266.4% above the 2001 sale of £96,350. On a £-per-square-foot basis, the last sale (£133/sq ft) was about 38.5% below the postcode norm. At 67 m² it's 27.8% larger than the typical home in the postcode (53 m² median across 38 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 87% of similar EPCs).