11a, Vaughan Gardens, Ilford, IG1 3PA

11a is a five-bedroom mid-terrace house in Ilford (IG1 3PA). It has a recorded floor area of 151 m² (around 1625 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (March 2024) shows a C (score 71). The rating has held steady at C across 2 certificates since November 2011. Between certificates, wall efficiency dropped from Good to Very Poor and roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to B (score 82).

Held since July 2004 — that's 22 years off the open market, well above the local norm. At 151 m² the property is well over the postcode median (99 m² across 15 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £734,000 sits 164% above the 2004 sale of £278,000. On a £-per-square-foot basis, the last sale (£171/sq ft) was about 27.5% below the postcode norm. 5 planning records sit against the property, 4 approved, 1 refused. Past consents include an extension, a porch, a loft conversion and a conservatory, meaningful when judging how the property has evolved.