25 Bengeo Gardens, Romford, RM6 4BT

25 Bengeo Gardens is a three-bedroom mid-terrace house in Romford (RM6 4BT). It has a recorded floor area of 106 m² (around 1141 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (July 2020) shows a D (score 68), on the cusp of jumping into the C band. Earlier certificates rated it C (November 2009); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 84), a 2-band jump.

At 106 m² the property is well over the postcode median (60 m² across 23 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. Across 2003–2016, sale prices on this property compounded at 3.2% per year. Today's modelled estimate of £490,000 is 37.6% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£312/sq ft) was about 32.1% above the typical sold price in the postcode. Last sold in June 2016, so it's been off the market for around 10 years.