21 Abbotsford Road, Ilford, IG3 9SN

21 Abbotsford Road is a two-bedroom semi-detached house in Ilford (IG3 9SN). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1930-1949 and council tax band B. At 61 m² this is the smallest unit on EPC record across the building (61–171 m²). The building's EPC ratings span F to C across 9 units on file. The latest certificate (June 2022) shows a D (score 68), on the cusp of jumping into the C band. When first surveyed in January 2009 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 78).

At 61 m² it sits well below the postcode median (150 m² across 8 EPCs), making it one of the more compact homes locally. Across 2003–2022, sale prices on this property compounded at 3.8% per year. On a £-per-square-foot basis, the last sale (£458/sq ft) was about 77.4% above the typical sold price in the postcode. Most recent transfer: May 2022 at £301,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.