Flat, 12 Goodmayes Road, Ilford, IG3 9UN

Flat is a semi-detached house in Ilford (IG3 9UN). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1996-2002 and council tax band B. At 51 m² this is the 3rd 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 (August 2020) shows a C (score 69), just inside the C band.

Today's modelled estimate of £229,000 is 44% below the 2020 sale of £409,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include change of use to residential, meaningful when judging how the property has evolved. At 51 m² it's 20.3% smaller than the typical home in the postcode (64 m² median across 11 EPCs). Sold November 2020 for £409,000.