Bell House, Flat 4, Lewis Way, Dagenham, RM10 8US

Bell House is an end-of-terrace house in Dagenham (RM10 8US). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1991-1995 and council tax band B. At 40 m² this is the 2nd smallest of 11 units on EPC record in Bell House, where floor areas span 38–59 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (47 versus a best of 80). The latest certificate (July 2022) shows an E (score 47), well below the UK norm with real room to improve. Earlier certificates rated it C (May 2012); the latest reading is 2 bands lower. Between certificates, lighting dropped from Very Good to Good and main heating dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 76), a 2-band jump. Main heating runs on to be used only when there is no heating/hot.

Across 1999–2023, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £176,000 is 14.1% below the 2023 sale of £205,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£476/sq ft) was about 193.1% above the typical sold price in the postcode. At 40 m² it's 20% smaller than the typical home in the postcode (50 m² median across 10 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer: January 2023 at £205,000. Across the public record there are 4 sales, relatively high churn for a single property.