Flat 1, 14 Endsleigh Gardens, Ilford, IG1 3EH

Flat 1 is a mid-terrace house in Ilford (IG1 3EH). It has a recorded floor area of 22 m² (around 237 sq ft), construction records dating it to 1900-1929 and council tax band A. At 22 m² this is the 4th smallest of 6 units on EPC record in the building, where floor areas span 15–28 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (September 2023) shows an E (score 51), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since April 2013. Between certificates, lighting went from Average to Very Good. The recommended improvements would lift it to C (score 72), a 2-band jump. Main heating runs on electricity.

Held since May 1999 — that's 27 years off the open market, well above the local norm. 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 £295,000 sits 90.3% above the 1999 sale of £155,000. On a £-per-square-foot basis, the last sale (£655/sq ft) was about 159.8% above the typical sold price in the postcode. At 22 m² it sits well below the postcode median (69 m² across 32 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs).