Flat 1, 17 Ashgrove Road, Ilford, IG3 9XE

Flat 1 is an end-of-terrace house in Ilford (IG3 9XE). It has a recorded floor area of 35 m² (around 377 sq ft), construction records dating it to 1930-1949 and council tax band E. At 35 m² this is the 3rd smallest of 4 units on EPC record in the building, where floor areas span 27–39 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (44 versus a best of 71). The latest certificate (October 2023) shows an E (score 44), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since June 2017. Between certificates, lighting went from Poor to Very Good; while hot-water efficiency dropped from Average to Poor and main heating dropped from Good to Very Poor. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on electricity.

Today's modelled estimate of £289,000 is 53.2% below the 2018 sale of £618,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£1,640/sq ft) was about 791.4% above the typical sold price in the postcode. At 35 m² it's 25.5% smaller than the typical home in the postcode (47 m² median across 39 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Last changed hands 8 years ago, in March 2018.