13b, Balmoral Gardens, Ilford, IG3 8DH
About 13b
13b is a two-bedroom mid-terrace house in Ilford (IG3 8DH). It has a recorded floor area of 54 m² (around 581 sq ft), construction records dating it to 1930-1949 and council tax band C. At 54 m² this is the 2nd smallest of 8 units on EPC record in the building, where floor areas span 51–220 m². The building's EPC ratings span E to C across 8 units on file. The latest certificate (September 2024) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 72).
It hasn't traded since August 2004, a hold of 22 years that's notably long for the area. Today's modelled estimate of £254,000 sits 93.9% above the 2004 sale of £131,000. At 54 m² it sits well below the postcode median (136 m² across 7 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 13b
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
What this property has
Inside
- Bedrooms2
Energy performance
EPC Rating
Planning history
13b has no planning applications on record.
Notable planning nearby
60applications of note in the surrounding area
We flagged 2 things worth checking at 13b
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
13b valuation sits well clear of the typical sold price in this postcode.
£254,000
Modelled from EPC, postcode comparables.
£131,000
Recorded with HM Land Registry.
Sales timeline
24 August 2004Most recent
£131,000
Median price across the last 5 sales in IG3 8DH: £170,000 (2022–1998).
Nearby sales in IG3 8DH
Everything we know about 13b, 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
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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
0.1 km
Seven Kings Station — railway station.
Closest school
0.3 km
The Palmer Catholic Academy. 60 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
53.5dB
Night-time· 23:00 – 07:00
43.2dB