72a, Ashgrove Road, Ilford, IG3 9XD

72a is a two-bedroom semi-detached house in Ilford (IG3 9XD). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (October 2021) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since October 2011. Between certificates, hot-water efficiency went from Average to Good; while window efficiency dropped from Good to Average and lighting dropped from Very Good to Good. The recommended improvements would push it to C (score 77). At 55 m² this is the 6th smallest of 33 units on EPC record in the building, where floor areas span 30–195 m². The building's EPC ratings span E to C across 33 units on file.

Held since August 2005 — that's 21 years off the open market, well above the local norm. Today's modelled estimate of £288,000 sits 92% above the 2005 sale of £150,000. On a £-per-square-foot basis, the last sale (£253/sq ft) was about 41% above the typical sold price in the postcode. At 55 m² it sits well below the postcode median (122 m² across 32 EPCs), making it one of the more compact homes locally.