4 Harcourt Mews, Romford, RM2 5BN

4 Harcourt Mews is a one-bedroom semi-detached house in Romford (RM2 5BN). It has a recorded floor area of 44 m² (around 474 sq ft), construction records dating it to 1996-2002 and council tax band D. At 44 m² this is the 4th smallest of 16 units on EPC record in the building, where floor areas span 40–66 m². The building's EPC ratings span D to B, with this unit at the bottom. On EPC score it ranks last in the building (62 versus a best of 83). The latest certificate (January 2021) shows a D (score 62), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2010. Between certificates, hot-water efficiency dropped from Average to Poor and lighting dropped from Poor to Very Poor. The recommended improvements would push it to C (score 77). Main heating runs on electricity.

Held since May 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Sale prices here have outpaced England HPI: 9.1% per year against 0% for the wider region. Today's modelled estimate of £271,000 sits 67.3% above the 2007 sale of £162,000. On a £-per-square-foot basis, the last sale (£342/sq ft) was about 37.7% above the typical sold price in the postcode. At 44 m² it's 18.5% smaller than the typical home in the postcode (54 m² median across 15 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 73% of similar EPCs). 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count.