85 Lexicon Apartments, Mercury Gardens, Romford, RM1 3HG

85 Lexicon Apartments is a one-bedroom mid-terrace house in Romford (RM1 3HG). It has a recorded floor area of 50 m² (around 538 sq ft), construction records dating it to 2007-2011 and council tax band C. At 50 m² this is the 7th smallest of 27 units on EPC record in the building, where floor areas span 44–81 m². The building's EPC ratings span C to B, with this unit at the bottom. The latest certificate (September 2020) shows a C (score 80), near the top of the C band. Earlier certificates rated it B (March 2015); the latest reading is one band lower. Between certificates, lighting dropped from Very Good to Good. The recommended improvements would push it to B (score 81).

Held since July 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 2007–2009, sale prices on this property compounded at -22.6% per year. Today's modelled estimate of £179,000 sits 70.5% above the 2009 sale of £105,000. On a £-per-square-foot basis, the last sale (£195/sq ft) was about 39.8% below the postcode norm. At 50 m² it's 16% smaller than the typical home in the postcode (60 m² median across 26 EPCs).