9a, Cambridge Road, Ilford, IG3 8LU
About 9a
9a is a mid-terrace house in Ilford (IG3 8LU). It has a recorded floor area of 41 m² (around 441 sq ft) and construction records dating it to 1930-1949. At 41 m² this is the 13th smallest of 38 units on EPC record in the building, where floor areas span 20–174 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (October 2015) shows a C (score 71). The latest certificate is from October 2015, so improvements made since then won't be reflected.
Held since February 2004 — that's 22 years off the open market, well above the local norm. Across 2002–2004, sale prices on this property compounded at 52.6% per year. Today's modelled estimate of £209,000 sits 99% above the 2004 sale of £105,000. At 41 m² it sits well below the postcode median (59 m² across 37 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 9a
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 Expired
This certificate is over 10 years old and is no longer valid.Expired 17 Oct 2025
EPC Rating
Planning history
9a has no planning applications on record.
Notable planning nearby
60applications of note in the surrounding area
We flagged 2 things worth checking at 9a
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
9a's estimated value is more than triple its earliest registered sale price (2002).
£209,000
Modelled from EPC, postcode comparables and a sale-price growth of 52.6% per year over 2 years.
£105,000
Growth on file: 52.6% per year over 2 years.
Sales timeline
12 February 2004Most recent
£105,000
+98.1%over 1 year1 July 2002
£53,000
Median price across the last 5 sales in IG3 8LU: £250,000 (2025–2022).
Nearby sales in IG3 8LU
Everything we know about 9a, 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 Cambridge Road homes
On epc rating, 9a stands well clear of the street.
Price per m²
£2,561
Street avg £2,818
Floor Area
41 m²
Street avg 45 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
1.6 t/year
Street avg 2.1 t/year
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
0.1 km
Seven Kings Station — bus stop.
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
52.7dB
Night-time· 23:00 – 07:00
42.3dB