86a, Thorold Road, Ilford, IG1 4EX

86a is a two-bedroom end-of-terrace house in Ilford (IG1 4EX). It has a recorded floor area of 62 m² (around 667 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (August 2020) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since March 2010. Between certificates, lighting went from Good to Very Good. The recommended improvements would push it to C (score 74). At 62 m² this is the 7th smallest of 26 units on EPC record in the building, where floor areas span 30–194 m². The building's EPC ratings span E to C across 26 units on file.

Held since January 2007 — that's 20 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 2002–2007, sale prices on this property compounded at 4.7% per year. Today's modelled estimate of £304,000 sits 78.8% above the 2007 sale of £170,000. On a £-per-square-foot basis, the last sale (£255/sq ft) was about 29.7% above the typical sold price in the postcode. At 62 m² it sits well below the postcode median (115 m² across 25 EPCs), making it one of the more compact homes locally.