13 Friars Close, Ilford, IG1 4AZ
About 13 Friars Close
13 Friars Close is a two-bedroom semi-detached house in Ilford (IG1 4AZ). It has a recorded floor area of 29 m² (around 312 sq ft), construction records dating it to 1996-2002 and council tax band C. At 29 m² this is the smallest unit on EPC record across the building (29–88 m²). The building's EPC ratings span C to B, with this unit at the bottom. The latest certificate (May 2026) shows a C (score 78), near the top of the C band. The rating has held steady at C across 2 certificates since April 2016. Between certificates, window efficiency dropped from Good to Poor and lighting dropped from Very Good to Good. This certificate was lodged in the last six months, so the rating reflects current condition.
It hasn't traded since June 2002, a hold of 24 years that's notably long for the area. Today's modelled estimate of £239,000 sits 71.9% above the 2002 sale of £139,000. On a £-per-square-foot basis, the last sale (£445/sq ft) was about 71.3% above the typical sold price in the postcode. At 29 m² it sits well below the postcode median (57 m² across 73 EPCs), making it one of the more compact homes locally.
What this property has
Inside
- Bedrooms2
Everything you need to know about 13 Friars Close
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Energy performance
13 Friars Close's carbon output is low for the local stock.
EPC Rating
Certificate validity
Valid until 5 May 2036
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Planning history
13 Friars Close has no planning applications on record.
But the area is active
29 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
13 Friars Close valuation sits well clear of the typical sold price in this postcode.
£239,000
Modelled from EPC, postcode comparables.
£139,000
Recorded with HM Land Registry.
Sales timeline
27 June 2002Most recent
£139,000
Median price across the last 5 sales in IG1 4AZ: £282,500 (2026–2023).
Versus other Friars Close homes
On floor area, 13 Friars Close runs well behind the street norm.
Price per m²
£4,793
Street avg £3,474
Floor Area
29 m²
Street avg 57 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
0.7 t/year
Street avg 1.4 t/year
Everything you need to know about 13 Friars Close
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
597/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Benton Road — bus stop.
Closest school
0.1 km
St Aidan's Catholic Primary Academy. 59 schools nearby.
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
52.1dB
Night-time· 23:00 – 07:00
41.2dB