70b, Ingleby Road, Ilford, IG1 4RY

70b is a mid-terrace house in Ilford (IG1 4RY). It has a recorded floor area of 41 m² (around 441 sq ft), construction records dating it to 1930-1949 and council tax band B. At 41 m² this is the 11th smallest of 51 units on EPC record in the building, where floor areas span 20–190 m². The building's EPC ratings span F to C across 51 units on file. The latest certificate (March 2025) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since March 2015. The recommended improvements would push it to C (score 76).

Across 1997–2015, sale prices on this property compounded at 21.1% per year. Today's modelled estimate of £215,000 is 84.2% below the 2015 sale of £1,365,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£3,093/sq ft) was about 1162.2% above the typical sold price in the postcode. At 41 m² it sits well below the postcode median (65 m² across 50 EPCs), making it one of the more compact homes locally. On the market in October 2015 and unlisted since — roughly 11 years. Across the public record there are 4 sales, relatively high churn for a single property.