12 Hereford Gardens, Ilford, IG1 3NL

12 Hereford Gardens is a three-bedroom end-of-terrace house in Ilford (IG1 3NL). It has a recorded floor area of 269 m² (around 2895 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (October 2018) shows a C (score 76), near the top of the C band. The recommended improvements would push it to B (score 81).

Held since October 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 269 m² the property is well over the postcode median (172 m² across 8 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 88% of similar EPCs). Across 1999–2007, sale prices on this property compounded at 10.4% per year. Today's modelled estimate of £905,000 sits 126.3% above the 2007 sale of £400,000. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.