Flat 2, 257 Cranbrook Road, Ilford, IG1 4TG

Flat 2 is a two-bedroom mid-terrace house in Ilford (IG1 4TG). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to 1991-1995 and council tax band C. At 64 m² this is the 5th smallest of 8 units on EPC record in the building, where floor areas span 40–92 m². The building's EPC ratings span C to B, with this unit at the bottom. The home occupies a cul-de-sac position. The latest certificate (May 2020) shows a C (score 76), near the top of the C band. Earlier certificates rated it B (June 2010); the latest reading is one band lower. Between certificates, window efficiency dropped from Good to Average.

Across 2003–2006, sale prices on this property compounded at 5.9% per year. Today's modelled estimate of £546,000 is 22% below the 2006 sale of £700,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. It hasn't traded since February 2006, a hold of 20 years that's notably long for the area. At 64 m² the property is well over the postcode median (34 m² across 20 EPCs), placing it in the larger end of the local stock.