13e, Broomhill Road, Ilford, IG3 9SH

13e is an end-of-terrace house in Ilford (IG3 9SH). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (August 2024) shows a D (score 56), a step below the typical UK home. When first surveyed in July 2012 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency dropped from Poor to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 72). At 45 m² this is the 11th smallest of 56 units on EPC record in the building, where floor areas span 31–178 m². The building's EPC ratings span F to B across 56 units on file.

Held since December 2001 — that's 24 years off the open market, well above the local norm. Today's modelled estimate of £227,000 sits 213.1% above the 2001 sale of £72,500. On a £-per-square-foot basis, the last sale (£150/sq ft) was about 31.8% below the postcode norm. At 45 m² it's 25% smaller than the typical home in the postcode (60 m² median across 55 EPCs).