29a, Arundel Gardens, Ilford, IG3 9SX

29a is a two-bedroom mid-terrace house in Ilford (IG3 9SX). It has a recorded floor area of 54 m² (around 581 sq ft) and construction records dating it to 1930-1949. The latest certificate (September 2020) shows a D (score 63), on the cusp of jumping into the C band. Earlier certificates rated it C (September 2010); the latest reading is one band lower. Between certificates, roof efficiency dropped from Average to Poor and lighting dropped from Very Good to Good. The recommended improvements would push it to C (score 79). At 54 m² this is the 5th smallest of 25 units on EPC record in the building, where floor areas span 18–184 m². The building's EPC ratings span F to C across 25 units on file.

It hasn't traded since May 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £272,000 sits 50.3% above the 2008 sale of £181,000. On a £-per-square-foot basis, the last sale (£311/sq ft) was about 20% above the typical sold price in the postcode. At 54 m² it sits well below the postcode median (127 m² across 24 EPCs), making it one of the more compact homes locally.