32a, Clarendon Gardens, Ilford, IG1 3JN

32a is a two-bedroom mid-terrace house in Ilford (IG1 3JN). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1900-1929 and council tax band C. At 61 m² this is the 2nd smallest of 27 units on EPC record in the building, where floor areas span 48–180 m². The building's EPC ratings span F to C across 27 units on file. The latest certificate (March 2019) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 73).

Untraded for 19 years, with the last transfer in March 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1997–2007, sale prices on this property compounded at 12.1% per year. Today's modelled estimate of £332,000 sits 89.7% above the 2007 sale of £175,000. On a £-per-square-foot basis, the last sale (£267/sq ft) was about 15.6% above the typical sold price in the postcode. At 61 m² it sits well below the postcode median (124 m² across 26 EPCs), making it one of the more compact homes locally.