12 Mandarin Royal, Albert Road, Romford, RM1 2PR

12 Mandarin Royal is a one-bedroom semi-detached house in Romford (RM1 2PR). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to 2003-2006 and council tax band C. There is a swimming pool on the plot, uncommon for the area. At 49 m² this is the 3rd smallest of 11 units on EPC record in the building, where floor areas span 42–78 m². The building's EPC ratings span D to B across 11 units on file. The latest certificate (March 2026) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since January 2014. Between certificates, roof efficiency went from Good to Very Good and lighting went from Average to Very Good; while window efficiency dropped from Good to Average. This certificate was lodged in the last six months, so the rating reflects current condition.

Untraded for 18 years, with the last transfer in August 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 49 m² it's 20.3% smaller than the typical home in the postcode (62 m² median across 10 EPCs). Today's modelled estimate of £208,000 is 38.7% above the 2008 sale price.