2 Montreal Road, Ilford, IG1 4SH

2 Montreal Road is a three-bedroom end-of-terrace house in Ilford (IG1 4SH). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to 1900-1929 and council tax band B. At 57 m² this is the 2nd smallest of 29 units on EPC record in the building, where floor areas span 51–158 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (August 2024) shows a C (score 69), just inside the C band. When first surveyed in May 2015 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, hot-water efficiency went from Average to Good and lighting went from Good to Very Good.

Held since January 2008 — 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 £288,000 sits 140% above the 2008 sale of £120,000. On a £-per-square-foot basis, the last sale (£196/sq ft) was about 28.9% below the postcode norm. At 57 m² it sits well below the postcode median (102 m² across 28 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 82% of similar EPCs).