31a, Herbert Road, Ilford, IG3 8AL

31a is a one-bedroom mid-terrace house in Ilford (IG3 8AL). It has a recorded floor area of 34 m² (around 366 sq ft), construction records dating it to 1900-1929 and council tax band A. At 34 m² this is the smallest unit on EPC record across the building (34–118 m²). The building's EPC ratings span E to C across 26 units on file. The latest certificate (June 2023) shows a D (score 62), on the cusp of jumping into the C band. Earlier certificates rated it C (October 2008); the latest reading is one band lower. The recommended improvements would push it to C (score 76).

It hasn't traded since February 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 34 m² it sits well below the postcode median (92 m² across 25 EPCs), making it one of the more compact homes locally. Across 2000–2009, sale prices on this property compounded at 11.1% per year. Today's modelled estimate of £194,000 is 38.6% above the 2009 sale price. On a £-per-square-foot basis, the last sale (£383/sq ft) was about 64.9% above the typical sold price in the postcode.