11b, Vaughan Gardens, Ilford, IG1 3PA

11b is a two-bedroom mid-terrace house in Ilford (IG1 3PA). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1930-1949 and council tax band C. At 52 m² this is the 2nd smallest of 16 units on EPC record in the building, where floor areas span 51–151 m². The building's EPC ratings span E to C across 16 units on file. Other recorded features include a loft. The latest certificate (March 2017) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78).

At 52 m² it sits well below the postcode median (104 m² across 15 EPCs), making it one of the more compact homes locally. One planning record on file: a loft conversion approved in 2022. Past consents include a loft conversion, meaningful when judging how the property has evolved. Across 1999–2022, sale prices on this property compounded at 7.2% per year. On a £-per-square-foot basis, the last sale (£563/sq ft) was about 229% above the typical sold price in the postcode. Most recent transfer: July 2022 at £315,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.