9b, Aberdour Road, Ilford, IG3 9SA
About 9b
9b is a one-bedroom mid-terrace house in Ilford (IG3 9SA). It has a recorded floor area of 46 m² (around 495 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (November 2025) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2015. Between certificates, lighting went from Average to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 75). At 46 m² this is the 6th smallest of 22 units on EPC record in the building, where floor areas span 27–195 m². The building's EPC ratings span F to C across 22 units on file.
Held since January 2006 — that's 20 years off the open market, well above the local norm. Across 2000–2006, sale prices on this property compounded at 13.7% per year. Today's modelled estimate of £237,000 sits 97.6% above the 2006 sale of £119,950. On a £-per-square-foot basis, the last sale (£242/sq ft) was about 23.5% below the postcode norm. At 46 m² it sits well below the postcode median (78 m² across 21 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 9b
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
What this property has
Inside
- Bedrooms1
Outside
- Private gardenRear
- ParkingYes
Building
- Heating systemGas
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
More low energy lighting installed
Planning history
9b has no planning applications on record.
Notable planning nearby
50applications of note in the surrounding area
We flagged 1 thing worth checking at 9b
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
30-day money-back guarantee
Sales history & valuation
9b has more than doubled in price since the earliest registered sale in 2000.
£237,000
Modelled from EPC, postcode comparables and a sale-price growth of 13.7% per year over 6 years.
£119,950
Growth on file: 13.7% per year over 6 years.
Sales timeline
31 January 2006Most recent
£119,950
+110.4%over 5 years10 April 2000
£57,000
Median price across the last 5 sales in IG3 9SA: £385,001 (2022–2017).
Nearby sales in IG3 9SA
Everything we know about 9b, 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
Versus other Aberdour Road homes
9b is notably below the street on price per m².
Price per m²
£2,608
Street avg £4,725
Floor Area
46 m²
Street avg 54 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
1.8 t/year
Street avg 2.4 t/year
Similar properties nearby
1 Ashgrove Road
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1 Clark Grove
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IG3 9QD
1 Charlbury Gardens
IG3 9TU
1 Aberdour Road
IG3 9SA
1 Birch Walk
IG3 9FP
1 Breamore Court, Breamore Road
IG3 9NP
1 Brooks Mansions, Green Lane
IG3 9RU
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
0.2 km
Goodmayes Primary School — bus stop.
Closest school
0.2 km
Goodmayes Primary School. 62 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
51.5dB
Night-time· 23:00 – 07:00
41.4dB