Amber Court, Flat 13, High Street, Romford, RM1 1AP

Amber Court is a two-bedroom mid-terrace house in Romford (RM1 1AP). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1976-1982 and council tax band D. At 51 m² this is the 8th smallest of 26 units on EPC record in Amber Court, where floor areas span 40–88 m². The building's EPC ratings span D to B, with this unit at the bottom. On EPC score it ranks last in the building (65 versus a best of 82). The latest certificate (May 2019) shows a D (score 65), on the cusp of jumping into the C band. Earlier certificates rated it C (April 2009); the latest reading is one band lower. Between certificates, wall efficiency dropped from Good to Average. The recommended improvements would push it to C (score 76).

Held since November 2001 — that's 25 years off the open market, well above the local norm. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £269,000 sits 97.8% above the 2001 sale of £136,000.