1a, Church Road, Harold Wood, Romford, RM3 0JX

1a is a detached house in Harold Wood, Romford, Romford (RM3 0JX). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1930-1949 and council tax band F. At 40 m² this is the smallest unit on EPC record across the building (40–188 m²). The building's EPC ratings span E to C across 33 units on file. The latest certificate (July 2020) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in January 2010 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 76).

It hasn't traded since November 1996, a hold of 30 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £405,000 sits 224% above the 1996 sale of £125,000. At 40 m² it sits well below the postcode median (87 m² across 32 EPCs), making it one of the more compact homes locally.