12 Admiral Lodge, Western Road, Romford, RM1 3LN

12 Admiral Lodge is a two-bedroom semi-detached house in Romford (RM1 3LN). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 1991-1995 and council tax band D. The latest certificate (January 2021) shows a C (score 79), near the top of the C band. When first surveyed in September 2009 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Poor to Good and main heating went from Very Poor to Poor; while lighting dropped from Poor to Very Poor. The recommended improvements would push it to B (score 82). Main heating runs on electricity. At 65 m² this is the 14th smallest of 16 units on EPC record in the building, where floor areas span 32–73 m². The building's EPC ratings span D to B across 16 units on file.

It hasn't traded since October 2002, a hold of 24 years that's notably long for the area. At 65 m² the property is well over the postcode median (42 m² across 15 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £179,000 sits 55.7% above the 2002 sale of £115,000. On a £-per-square-foot basis, the last sale (£164/sq ft) was about 28.4% below the postcode norm.