103 Beehive Lane, Ilford, IG1 3RN

103 Beehive Lane is an end-of-terrace house in Ilford (IG1 3RN). It has a recorded floor area of 50 m² (around 538 sq ft), construction records dating it to 1930-1949 and council tax band C. At 50 m² this is the smallest unit on EPC record across the building (50–193 m²). The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (71 versus a worst of 46). The latest certificate (June 2019) shows a C (score 71). When first surveyed in October 2008 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Average to Very Good.

At 50 m² it sits well below the postcode median (109 m² across 5 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the top 10% of properties in this postcode. Across 2014–2021, sale prices on this property compounded at 4.6% per year. Today's modelled estimate of £295,000 is 15% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£477/sq ft) was about 148.5% above the typical sold price in the postcode. One planning record on file: subdivision refused in 2006. Last sale on file: £256,500 in March 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.