22 Angel Way, Romford, RM1 1JH

22 Angel Way is a two-bedroom mid-terrace house in Romford (RM1 1JH). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (March 2018) shows a D (score 56), a step below the typical UK home. When first surveyed in October 2008 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Poor, window efficiency went from Average to Good and lighting went from Poor to Very Good; while hot-water efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 79). Main heating runs on electricity. At 78 m² this is the 20th 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 across 21 units on file. Other recorded features include a balcony.

Held since January 2011 — that's 15 years off the open market, well above the local norm. Across 2003–2011, sale prices on this property compounded at 2.7% per year. Today's modelled estimate of £217,000 sits 134.6% above the 2011 sale of £92,500. On a £-per-square-foot basis, the last sale (£110/sq ft) was about 18% below the postcode norm. At 78 m² it's 20% larger than the typical home in the postcode (65 m² median across 20 EPCs).