11 Express Drive, Ilford, IG3 9QD

11 Express Drive is a two-bedroom mid-terrace house in Ilford (IG3 9QD). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1991-1995 and council tax band C. At 51 m² this is the 23rd smallest of 53 units on EPC record in the building, where floor areas span 27–110 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (March 2024) shows an E (score 51), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since January 2010. Between certificates, window efficiency went from Poor to Average and lighting went from Good to Very Good; while hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 77), a 2-band jump. Main heating runs on electricity.

At 51 m² it's 21.4% smaller than the typical home in the postcode (65 m² median across 52 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2010–2012, sale prices on this property compounded at 18.3% per year. Today's modelled estimate of £259,000 sits 78.6% above the 2012 sale of £145,000. On a £-per-square-foot basis, the last sale (£264/sq ft) was about 23.2% above the typical sold price in the postcode. Last sold in November 2012, so it's been off the market for around 14 years.