11a, Sackville Gardens, Ilford, IG1 3LH

11a is a two-bedroom mid-terrace house in Ilford (IG1 3LH). 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 5th smallest of 26 units on EPC record in the building, where floor areas span 45–194 m². The building's EPC ratings span E to C across 26 units on file. The latest certificate (November 2018) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78).

Untraded for 19 years, with the last transfer in September 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 15.1% per year. Today's modelled estimate of £298,000 sits 67.4% above the 2007 sale of £178,000. At 61 m² it sits well below the postcode median (128 m² across 25 EPCs), making it one of the more compact homes locally.