120 Gubbins Lane, Romford, RM3 0DR

120 Gubbins Lane is a two-bedroom end-of-terrace house in Romford (RM3 0DR). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1930-1949 and council tax band E. At 42 m² this is the smallest unit on EPC record across the building (42–179 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (August 2018) shows a C (score 70). The rating has held steady at C across 4 certificates since December 2009. Between certificates, hot-water efficiency went from Average to Good; while lighting dropped from Very Good to Average.

Untraded for 23 years, with the last transfer in July 2003. Today's modelled estimate of £363,000 sits 57.8% above the 2003 sale of £230,000. On a £-per-square-foot basis, the last sale (£509/sq ft) was about 100.9% above the typical sold price in the postcode. At 42 m² it sits well below the postcode median (78 m² across 13 EPCs), making it one of the more compact homes locally.