22 Putney Gardens, Chadwell Heath, Romford, RM6 4FF

22 Putney Gardens is a two-bedroom end-of-terrace house in Chadwell Heath, Romford, Romford (RM6 4FF). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1983-1990 and council tax band C. At 45 m² this is the smallest unit on EPC record across the building (45–97 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (September 2019) shows a C (score 71). The rating has held steady at C across 2 certificates since May 2009. Between certificates, lighting went from Very Poor to Average.

Untraded for 19 years, with the last transfer in May 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1995–2007, sale prices on this property compounded at 8.6% per year. Today's modelled estimate of £271,000 sits 76% above the 2007 sale of £154,000. On a £-per-square-foot basis, the last sale (£318/sq ft) was about 61.2% above the typical sold price in the postcode. At 45 m² it's 25% smaller than the typical home in the postcode (60 m² median across 13 EPCs).