12a, King Edward Road, Romford, RM1 2DH

12a is an end-of-terrace house in Romford (RM1 2DH). It has a recorded floor area of 65 m² (around 700 sq ft) and construction records dating it to 1950-1966. At 65 m² this is the 3rd smallest of 14 units on EPC record in the building, where floor areas span 29–116 m². The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (70 versus a worst of 51). The latest certificate (December 2024) shows a C (score 70).

Held since July 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 65 m² it's 16.7% smaller than the typical home in the postcode (78 m² median across 13 EPCs). On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £221,000 sits 84.2% above the 2007 sale of £120,000. On a £-per-square-foot basis, the last sale (£172/sq ft) was about 17.9% below the postcode norm. 2 planning records sit against the property, 0 approved, 0 refused.