2a, Flat 1, Meads Lane, Ilford, IG3 8QA
About 2a
2a is a detached house in Ilford (IG3 8QA). It has a recorded floor area of 32 m² (around 344 sq ft) and construction records dating it to 1996-2002. The latest certificate (June 2025) shows a C (score 73). The rating has held steady at C across 6 certificates since July 2009. Between certificates, wall efficiency went from Very Poor to Good; while lighting dropped from Very Good to Very Poor.
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).
Know exactly what you're buying at 2a
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
2a's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Cavity wall insulation installed
Low energy lighting percentage decreased
Window efficiency improved
Floor insulation added or improved
More low energy lighting installed
Heating controls changed
Low energy lighting percentage decreased
Window efficiency improved
More low energy lighting installed
Cavity wall insulation installed
Floor insulation added or improved
Low energy lighting percentage decreased
Planning history
2a has no planning applications on record.
Notable planning nearby
60applications of note in the surrounding area
We flagged 3 things worth checking at 2a
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
- Environmental risk flagged
30-day money-back guarantee
Sales history & valuation
2a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£198,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in IG3 8QA: £380,000 (2023–2021).
Everything we know about 2a, 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
- Environmental risk flagged
Versus other Meads Lane homes
Floor Area for 2a lags the street by a wide margin.
EPC Rating
73 (C)
Street avg 65 (D)
Floor Area
32 m²
Street avg 50 m²
CO₂ Emissions
1.2 t/year
Street avg 2.3 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
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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
0.3 km
Percy Road / Douglas Road — bus stop.
Closest school
0.3 km
Farnham Green Primary School. 55 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
49.8dB
Night-time· 23:00 – 07:00
40.0dB