21 Blacksmiths Close, Romford, RM6 4XE

21 Blacksmiths Close is a one-bedroom mid-terrace house in Romford (RM6 4XE). It has a recorded floor area of 39 m² (around 420 sq ft), construction records dating it to 1983-1990 and council tax band B. The latest certificate (March 2023) returns a B (score 82), comfortably above the UK average. Main heating runs on electricity. At 39 m² this is the 35th smallest of 51 units on EPC record in the building, where floor areas span 25–53 m². The building's EPC ratings span E to B, with this unit at the top. On EPC score it ranks first in the building (82 versus a worst of 45).

It hasn't traded since October 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 39 m² the property is well over the postcode median (28 m² across 50 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £192,000 is 40.2% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£326/sq ft) was about 70.4% above the typical sold price in the postcode.