11a, Rochester Gardens, Ilford, IG1 3LZ

11a is a four-bedroom end-of-terrace house in Ilford (IG1 3LZ). It has a recorded floor area of 176 m² (around 1894 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (August 2014) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 4 certificates since April 2014. The recommended improvements would lift it to B (score 81), a 3-band jump. The latest certificate is from August 2014, so improvements made since then won't be reflected.

Held since October 1996 — that's 30 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 £704,000 sits 458.7% above the 1996 sale of £126,000. On a £-per-square-foot basis, the last sale (£67/sq ft) was about 77.5% below the postcode norm. 3 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved.