409b, Whalebone Lane North, Romford, RM6 6RH

409b is a one-bedroom mid-terrace house in Romford (RM6 6RH). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1930-1949 and council tax band A. At 40 m² this is the smallest unit on EPC record across the building (40–241 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (January 2025) shows a C (score 73). When first surveyed in November 2014 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Good to Very Good.

It hasn't traded since May 2007, a hold of 19 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 40 m² it sits well below the postcode median (91 m² across 21 EPCs), making it one of the more compact homes locally. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count. Across 2005–2007, sale prices on this property compounded at 4.4% per year. Today's modelled estimate of £195,000 is 45.5% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£311/sq ft) was about 22% above the typical sold price in the postcode.