48a, Vernon Road, Ilford, IG3 8DL

48a is a one-bedroom mid-terrace house in Ilford (IG3 8DL). It has a recorded floor area of 47 m² (around 506 sq ft), construction records dating it to 1900-1929 and council tax band B. At 47 m² this is the 5th smallest of 34 units on EPC record in the building, where floor areas span 43–188 m². The building's EPC ratings span F to C, with this unit at the top. The latest certificate (September 2023) shows a C (score 72). When first surveyed in September 2013 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency dropped from Good to Average.

Held since September 2008 — that's 18 years off the open market, well above the local norm. Across the public record there are 5 sales, relatively high churn for a single property. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1997–2008, sale prices on this property compounded at 10.1% per year. Today's modelled estimate of £205,000 sits 70.8% above the 2008 sale of £120,000. On a £-per-square-foot basis, the last sale (£237/sq ft) was about 46.4% above the typical sold price in the postcode. At 47 m² it sits well below the postcode median (104 m² across 33 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 82% of similar EPCs).