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

12b is a one-bedroom end-of-terrace house in Romford (RM1 2DH). It has a recorded floor area of 59 m² (around 635 sq ft) and construction records dating it to 1900-1929. At 59 m² this is the 2nd 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 across 14 units on file. The latest certificate (August 2021) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 80).

Across 2006–2022, sale prices on this property compounded at 2.4% per year. Today's modelled estimate of £233,000 is 16.5% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£315/sq ft) was about 59.1% above the typical sold price in the postcode. At 59 m² it's 24.4% smaller than the typical home in the postcode (78 m² median across 13 EPCs). Most recent transfer: April 2022 at £200,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.