12 Meads Lane, Ilford, IG3 8QA

12 Meads Lane is a mid-terrace house in Ilford (IG3 8QA). It has a recorded floor area of 32 m² (around 344 sq ft), construction records dating it to 1900-1929 and council tax band C. At 32 m² this is the smallest unit on EPC record across the building (32–117 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (June 2025) shows a C (score 73). The rating has held steady at C across 8 certificates since July 2009. Between certificates, wall efficiency went from Very Poor to Good; while lighting dropped from Very Good to Very Poor.

Across 1998–2022, sale prices on this property compounded at 7.8% per year. Today's modelled estimate of £264,000 is 30.5% below the 2022 sale of £380,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£1,103/sq ft) was about 381.1% above the typical sold price in the postcode. At 32 m² it sits well below the postcode median (82 m² across 18 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 72% of similar EPCs). Most recent transfer: January 2022 at £380,000. Across the public record there are 8 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.