33a, Station Road, Harold Wood, Romford, RM3 0BS

33a is an end-of-terrace house in Harold Wood, Romford, Romford (RM3 0BS). It has a recorded floor area of 145 m² (around 1561 sq ft), construction records dating it to 1900-1929 and council tax band B. At 145 m² this is the largest unit on EPC record across the building (51–145 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 (52 versus a best of 74). The latest certificate (April 2017) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 72), a 2-band jump.

Today's modelled estimate of £402,000 is 29.5% below the 2021 sale of £570,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. At 145 m² the property is well over the postcode median (72 m² across 5 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer: January 2021 at £570,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2025.