22 Berry Close, Hornchurch, RM12 6UB

22 Berry Close is a two-bedroom mid-terrace house in Hornchurch (RM12 6UB). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1983-1990 and council tax band C. At 53 m² this is the 13th smallest of 18 units on EPC record in the building, where floor areas span 34–89 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (February 2019) shows a C (score 70). The rating has held steady at C across 2 certificates since February 2009. Between certificates, main heating went from Poor to Average; while lighting dropped from Very Good to Average. Main heating runs on electricity.

It hasn't traded since October 2009, a hold of 17 years that's notably long for the area. Across the public record there are 4 sales, relatively high churn for a single property. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Sale prices here have outpaced England HPI: 6.4% per year against 0% for the wider region. Today's modelled estimate of £251,000 sits 83.2% above the 2009 sale of £136,995. On a £-per-square-foot basis, the last sale (£240/sq ft) was about 17.7% below the postcode norm. At 53 m² it's 29.3% larger than the typical home in the postcode (41 m² median across 17 EPCs).