10b, Ashgrove Road, Ilford, IG3 9XE

10b is a three-bedroom end-of-terrace house in Ilford (IG3 9XE). It has a recorded floor area of 62 m² (around 667 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (January 2022) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in May 2010 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average. The recommended improvements would push it to C (score 78). At 62 m² this is the 26th smallest of 40 units on EPC record in the building, where floor areas span 21–230 m². The building's EPC ratings span E to C across 40 units on file.

It hasn't traded since December 1997, a hold of 28 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 62 m² the property is well over the postcode median (47 m² across 39 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £294,000 sits 454.7% above the 1997 sale of £53,000. On a £-per-square-foot basis, the last sale (£79/sq ft) was about 59.8% below the postcode norm.