60a, Highbury Gardens, Ilford, IG3 8AA
About 60a
60a is an end-of-terrace house in Ilford (IG3 8AA). It has a recorded floor area of 39 m² (around 420 sq ft), construction records dating it to 1930-1949 and council tax band B. At 39 m² this is the smallest unit on EPC record across the building (39–209 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (March 2024) shows a C (score 69), just inside the C band. The rating has held steady at C across 3 certificates since February 2009. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Average to Good and lighting went from Good to Very Good; while wall efficiency dropped from Poor to Very Poor and roof efficiency dropped from Good to Average.
At 39 m² it sits well below the postcode median (96 m² across 36 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 83% of similar EPCs).
Know exactly what you're buying at 60a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency improved
More low energy lighting installed
Heating controls upgraded for better temperature management
Window efficiency improved
Planning history
60a has no planning applications on record.
Notable planning nearby
60applications of note in the surrounding area
We flagged 2 things worth checking at 60a
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
60a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£223,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in IG3 8AA: £435,000 (2023–2016).
Nearby sales in IG3 8AA
Everything we know about 60a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
7/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Aldborough Road South Seven Kings — bus stop.
Closest school
0.1 km
Ark Isaac Newton Academy. 63 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
53.6dB
Night-time· 23:00 – 07:00
44.1dB