85 Piper Way, Ilford, IG1 4FE
About 85 Piper Way
85 Piper Way is a mid-terrace house in Ilford (IG1 4FE). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to 1983-1990 and council tax band C. The latest certificate (February 2023) shows a C (score 77), near the top of the C band. The rating has held steady at C across 2 certificates since July 2012. Between certificates, roof efficiency dropped from Good to Average. At 49 m² this is the 15th smallest of 38 units on EPC record in the building, where floor areas span 43–69 m². The building's EPC ratings span D to B across 38 units on file.
Held since September 2007 — that's 19 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. Today's modelled estimate of £282,000 is 12.8% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£474/sq ft) was about 18.4% above the typical sold price in the postcode.
Everything you need to know about 85 Piper Way
The true value, the hidden risks and the full sale history, in one report.
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Energy performance
85 Piper Way's carbon output is low for the local stock.
EPC Rating
Certificate validity
Valid until 7 February 2033
Property Improvements
Changes detected from historical EPC data
Loft insulation upgraded to recommended levels
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Planning history
85 Piper Way 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
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
£282,000
Modelled from EPC, postcode comparables.
£250,000
Recorded with HM Land Registry.
Sales timeline
25 September 2007Most recent
£250,000
Median price across the last 5 sales in IG1 4FE: £205,000 (2025–2023).
Versus other Piper Way homes
On price per m², 85 Piper Way stands well clear of the street.
Price per m²
£5,102
Street avg £4,492
Floor Area
49 m²
Street avg 55 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.3 t/year
Street avg 1.3 t/year
Everything you need to know about 85 Piper Way
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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
Aldborough Road South Seven Kings — bus stop.
Closest school
0.2 km
St Aidan's Catholic Primary Academy. 57 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
52.5dB
Night-time· 23:00 – 07:00
42.0dB