Flat 1, 11 Redcliffe Gardens, Ilford, IG1 3HQ

Flat 1 is a mid-terrace house in Ilford (IG1 3HQ). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (October 2021) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since November 2011. Between certificates, window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 76). At 42 m² this is the 2nd smallest of 4 units on EPC record in the building, where floor areas span 38–45 m².

Untraded for 22 years, with the last transfer in July 2004. Today's modelled estimate of £324,000 sits 52.8% above the 2004 sale of £212,000. On a £-per-square-foot basis, the last sale (£469/sq ft) was about 110.9% above the typical sold price in the postcode. At 42 m² it sits well below the postcode median (169 m² across 24 EPCs), making it one of the more compact homes locally.