90a, Wellesley Road, Ilford, IG1 4JZ

90a is a semi-detached house in Ilford (IG1 4JZ). It has a recorded floor area of 50 m² (around 538 sq ft), construction records dating it to 1930-1949 and council tax band B. At 50 m² this is the 2nd smallest of 42 units on EPC record in the building, where floor areas span 31–206 m². The building's EPC ratings span E to C across 42 units on file. The latest certificate (January 2017) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76).

Held since July 1999 — that's 27 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £244,000 sits 378.4% above the 1999 sale of £51,000. On a £-per-square-foot basis, the last sale (£95/sq ft) was about 48.7% below the postcode norm. At 50 m² it's 28.6% smaller than the typical home in the postcode (70 m² median across 41 EPCs).