7a, Holcombe Road, Ilford, IG1 4XF

7a is a two-bedroom semi-detached house in Ilford (IG1 4XF). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 1900-1929 and council tax band C. At 75 m² this is the 2nd smallest of 12 units on EPC record in the building, where floor areas span 74–351 m². The building's EPC ratings span F to A across 12 units on file. The latest certificate (July 2013) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78). The latest certificate is from July 2013, so improvements made since then won't be reflected.

Held since December 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 £348,000 sits 286.7% above the 1999 sale of £90,000. On a £-per-square-foot basis, the last sale (£111/sq ft) was about 52% below the postcode norm. At 75 m² it sits well below the postcode median (154 m² across 11 EPCs), making it one of the more compact homes locally.