16a, Meads Lane, Ilford, IG3 8QA

16a is a one-bedroom end-of-terrace house in Ilford (IG3 8QA). It has a recorded floor area of 53 m² (around 570 sq ft) and construction records dating it to 1930-1949. At 53 m² this is the 7th smallest of 19 units on EPC record in the building, where floor areas span 32–117 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (52 versus a best of 74). The latest certificate (March 2021) shows an E (score 52), well below the UK norm with real room to improve. Earlier certificates rated it D (May 2010); the latest reading is one band lower. Between certificates, roof efficiency dropped from Good to Very Poor and window efficiency dropped from Average to Very Poor. The recommended improvements would push it to D (score 62).

Untraded for 19 years, with the last transfer in January 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 53 m² it sits well below the postcode median (82 m² across 18 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £217,000 sits 94.6% above the 2007 sale of £111,500. On a £-per-square-foot basis, the last sale (£195/sq ft) was about 26.2% below the postcode norm.