32a, Goodmayes Road, Ilford, IG3 9UN
About 32a
32a is a mid-terrace house in Ilford (IG3 9UN). It has a recorded floor area of 99 m² (around 1066 sq ft), construction records dating it to before 1900 and council tax band C. At 99 m² this is the 11th smallest of 12 units on EPC record in the building, where floor areas span 37–107 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (December 2025) shows a C (score 70). When first surveyed in December 2015 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average; while window efficiency dropped from Average to Poor and lighting dropped from Very Good to Very Poor. This certificate was lodged in the last six months, so the rating reflects current condition.
At 99 m² the property is well over the postcode median (63 m² across 11 EPCs), placing it in the larger end of the local stock.
Know exactly what you're buying at 32a
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
The EPC has just been inspected, so the rating reflects current condition.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Roof insulation improved
Low energy lighting percentage decreased
Planning history
32a has no planning applications on record.
Notable planning nearby
50applications of note in the surrounding area
We flagged 1 thing worth checking at 32a
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
30-day money-back guarantee
Sales history & valuation
32a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£323,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 1 sales in IG3 9UN: £409,000 (2020–2020).
Nearby sales in IG3 9UN
Everything we know about 32a, 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 Goodmayes Road homes
Floor Area for 32a runs comfortably ahead of the street norm.
EPC Rating
70 (C)
Street avg 74 (C)
Floor Area
99 m²
Street avg 62 m²
CO₂ Emissions
2.7 t/year
Street avg 1.9 t/year
Habitable Rooms
4 rooms
Street avg 3 rooms
Similar properties nearby
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
0.1 km
Goodmayes Station — railway station.
Closest school
0.4 km
Barley Lane Primary School. 60 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
53.8dB
Night-time· 23:00 – 07:00
43.7dB