48a, Waterloo Road, Ipswich, IP1 4EA

48a is a semi-detached house in Ipswich (IP1 4EA). It has a recorded floor area of 52 m² (around 560 sq ft) and construction records dating it to 1900-1929. At 52 m² this is the smallest unit on EPC record across the building (52–125 m²). The building's EPC ratings span E to D, with this unit at the top. The latest certificate (September 2019) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in November 2008 the rating was G, the property has climbed 3 bands since. Between certificates, window efficiency went from Poor to Average, lighting went from Average to Very Good and main heating went from Very Poor to Average; while hot-water efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 76). Main heating runs on electricity.

3 planning records sit against the property, 0 approved, 0 refused, 1 pending. An application is currently awaiting a decision. At 52 m² it sits well below the postcode median (84 m² across 15 EPCs), making it one of the more compact homes locally. Across 2002–2021, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £137,000 is 19.1% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£205/sq ft) was about 58.2% above the typical sold price in the postcode. Sold October 2021 for £115,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.