22a, Haslemere Road, Ilford, IG3 8DR
About 22a
22a is a three-bedroom mid-terrace house in Ilford (IG3 8DR). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (June 2019) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since April 2009. Between certificates, hot-water efficiency went from Poor to Good, lighting went from Poor to Average and main heating went from Average to Good; while roof efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 75). At 86 m² this is the 8th smallest of 27 units on EPC record in the building, where floor areas span 44–259 m². The building's EPC ratings span E to C across 27 units on file.
It hasn't traded since October 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. Across 1998–2009, sale prices on this property compounded at 11% per year. Today's modelled estimate of £303,000 sits 73.1% above the 2009 sale of £175,000.
Know exactly what you're buying at 22a
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
- Bedrooms3
- Bathrooms2
- CloakroomYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water system upgraded
Planning history
22a has no planning applications on record.
Notable planning nearby
60applications of note in the surrounding area
We flagged 2 things worth checking at 22a
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
Sale price has grown by over 3x since 1998.
£303,000
Modelled from EPC, postcode comparables and a sale-price growth of 11.0% per year over 12 years.
£175,000
Growth on file: 11.0% per year over 12 years.
Sales timeline
22 October 2009Most recent
£175,000
+236.5%over 11 years23 February 1998
£52,000
Median price across the last 5 sales in IG3 8DR: £480,000 (2021–2016).
Everything we know about 22a, 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
Versus other Haslemere Road homes
Floor Area for 22a runs comfortably ahead of the street norm.
Price per m²
£2,035
Street avg £1,297
Floor Area
86 m²
Street avg 60 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
3.3 t/year
Street avg 2.6 t/year
Similar properties nearby
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1 Erin Close
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1 Haslemere Road
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1 Farley Drive
IG3 8LT
1 James Court, 68 Spencer Road
IG3 8PP
1 Downshall Avenue
IG3 8NB
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 Road — bus stop.
Closest school
0.4 km
The Palmer Catholic Academy. 62 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
53.7dB
Night-time· 23:00 – 07:00
43.4dB