78a, Roxy Avenue, Romford, RM6 4AZ

78a is a two-bedroom semi-detached house in Romford (RM6 4AZ). It has a recorded floor area of 63 m² (around 674 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (February 2012) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 56). The latest certificate is from February 2012, so improvements made since then won't be reflected. Other recorded features include a conservatory. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility.

Sale prices here have outpaced England HPI: 13.1% per year against 0% for the wider region. Today's modelled estimate of £447,000 is 16.1% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£571/sq ft) was about 128.3% above the typical sold price in the postcode. At 63 m² it's 26.4% smaller than the typical home in the postcode (85 m² median across 15 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 4 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and a porch, meaningful when judging how the property has evolved. On the market in November 2016 and unlisted since — roughly 10 years.