146a, North Street, Romford, RM1 1DL

146a is a mid-terrace house in Romford (RM1 1DL). It has a recorded floor area of 32 m² (around 344 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (March 2019) shows an E (score 54), well below the UK norm with real room to improve. When first surveyed in February 2010 the rating was G, the property has climbed 2 bands since. Between certificates, hot-water efficiency went from Very Poor to Good and main heating went from Very Poor to Good; while lighting dropped from Poor to Very Poor. The recommended improvements would push it to D (score 63). At 32 m² this is the 2nd smallest of 18 units on EPC record in the building, where floor areas span 31–124 m². The building's EPC ratings span E to C, with this unit at the bottom.

Across 2019–2021, sale prices on this property compounded at 16.6% per year. Today's modelled estimate of £174,000 is 63% below the 2021 sale of £470,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£1,365/sq ft) was about 368.2% above the typical sold price in the postcode. At 32 m² it sits well below the postcode median (57 m² across 17 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). Last sale on file: £470,000 in February 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.