13b, Broomhill Road, Ilford, IG3 9SH

13b is a mid-terrace house in Ilford (IG3 9SH). It has a recorded floor area of 31 m² (around 334 sq ft), construction records dating it to 1900-1929 and council tax band A. At 31 m² this is the smallest unit on EPC record across the building (31–178 m²). The building's EPC ratings span F to B, with this unit at the bottom. On EPC score it ranks last in the building (29 versus a best of 90). The latest certificate (July 2024) shows an F (score 29), near the bottom of the EPC scale. The rating has held steady at F across 3 certificates since February 2016. Between certificates, lighting went from Good to Very Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would lift it to D (score 59), a 2-band jump. Main heating runs on electricity.

At 31 m² it sits well below the postcode median (60 m² across 55 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 £166,000 sits 191.2% above the 2015 sale of £57,000. On a £-per-square-foot basis, the last sale (£171/sq ft) was about 22.2% below the postcode norm. On the market in August 2015 and unlisted since — roughly 11 years.