7a, Ashgrove Road, Ilford, IG3 9XE

7a is a two-bedroom end-of-terrace house in Ilford (IG3 9XE). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1930-1949 and council tax band B. At 61 m² this is the 24th 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, with this unit at the top. The latest certificate (May 2016) shows a C (score 69), just inside the C band. When first surveyed in October 2010 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Good to Very Good. The latest certificate is from May 2016, so improvements made since then won't be reflected.

Held since June 2004 — that's 22 years off the open market, well above the local norm. Across 2000–2004, sale prices on this property compounded at 21.4% per year. Today's modelled estimate of £279,000 sits 144.7% above the 2004 sale of £114,000. One planning record on file: an extension approved in 2015. Past consents include an extension, meaningful when judging how the property has evolved. At 61 m² it's 29.8% larger than the typical home in the postcode (47 m² median across 39 EPCs). Its energy rating outperforms most of the postcode (better than 79% of similar EPCs).