9c, Aberdour Road, Ilford, IG3 9SA
About 9c
9c is an end-of-terrace house in Ilford (IG3 9SA). It has a recorded floor area of 27 m² (around 291 sq ft) and construction records dating it to 1930-1949. At 27 m² this is the smallest unit on EPC record across the building (27–195 m²). The building's EPC ratings span F to C, with this unit at the top. The latest certificate (June 2024) shows a C (score 72).
It hasn't traded since November 2005, a hold of 21 years that's notably long for the area. Across 1996–2005, sale prices on this property compounded at 14.6% per year. Today's modelled estimate of £273,000 sits 67.8% above the 2005 sale of £162,700. On a £-per-square-foot basis, the last sale (£560/sq ft) was about 103.9% above the typical sold price in the postcode. At 27 m² it sits well below the postcode median (78 m² across 21 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 71% of similar EPCs). 3 planning records sit against the property, 1 approved, 1 refused.
Know exactly what you're buying at 9c
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
9c's carbon output is low for the local stock.
EPC Rating
Planning history
Council records show a subdivision application — the property's legal arrangement has been altered.
- Dec 2018AmendmentIn report
Use of first floor as two flats (use class C3). (Summary)
- Council
- X BC Area 2 South East (AMF)
- Documents
- 5 docs on file
- Reference
- 4267/18
- Sept 2012Loft ConversionFullIn report
Extension: Single storey · Rear of property
First floor rear extension, loft conversion with rear dormer with one rear roof light. Conversion of existing three bedroom flat into two flats.
ExtensionSubdivision- Documents
- 28 docs on file
- Reference
- 1198/12
We flagged 1 thing worth checking at 9c
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
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Sales history & valuation
Sale price has grown by over 3x since 1996.
£273,000
Modelled from EPC, postcode comparables and a sale-price growth of 14.6% per year over 9 years.
£162,700
Growth on file: 14.6% per year over 9 years.
Sales timeline
21 November 2005Most recent
£162,700
+25.2%over 3 years26 September 2002
£130,000
+176.6%over 5 years20 October 1996
£47,000
Median price across the last 5 sales in IG3 9SA: £385,001 (2022–2017).
Nearby sales in IG3 9SA
Everything we know about 9c, 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
9c is notably below the street on floor area.
Price per m²
£6,026
Street avg £4,440
Floor Area
27 m²
Street avg 56 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
1.2 t/year
Street avg 2.4 t/year
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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
0.2 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