14 Angel Way, Romford, RM1 1JH

14 Angel Way is a two-bedroom mid-terrace house in Romford (RM1 1JH). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to 1967-1975 and council tax band B. At 76 m² this is the 19th smallest of 21 units on EPC record in the building, where floor areas span 60–80 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (June 2017) shows a C (score 79), near the top of the C band. The rating has held steady at C across 2 certificates since May 2017. The recommended improvements would push it to B (score 82).

Held since September 2000 — that's 26 years off the open market, well above the local norm. Across 1996–2000, sale prices on this property compounded at 8.8% per year. Today's modelled estimate of £245,000 sits 285.8% above the 2000 sale of £63,500. On a £-per-square-foot basis, the last sale (£78/sq ft) was about 42.2% below the postcode norm. At 76 m² it's 16.9% larger than the typical home in the postcode (65 m² median across 20 EPCs).