8a, Bradford Road, Ilford, IG1 4AR

8a is an end-of-terrace house in Ilford (IG1 4AR). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to 1900-1929 and council tax band B. At 57 m² this is the smallest unit on EPC record across the building (57–179 m²). The building's EPC ratings span E to C across 28 units on file. The latest certificate (August 2017) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76).

Held since October 2007 — that's 19 years off the open market, well above the local norm. Across the public record there are 4 sales, relatively high churn for a single property. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1997–2007, sale prices on this property compounded at 13.8% per year. Today's modelled estimate of £281,000 sits 65.3% above the 2007 sale of £170,000. On a £-per-square-foot basis, the last sale (£277/sq ft) was about 30.1% above the typical sold price in the postcode. At 57 m² it sits well below the postcode median (106 m² across 27 EPCs), making it one of the more compact homes locally.