2a, Ashton Gardens, Romford, RM6 6RT

2a is a semi-detached house in Romford (RM6 6RT). It has a recorded floor area of 58 m² (around 624 sq ft), construction records dating it to 1976-1982 and council tax band B. The latest certificate (July 2016) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 89), a 2-band jump. The latest certificate is from July 2016, so improvements made since then won't be reflected.

It hasn't traded since April 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. Across 2003–2008, sale prices on this property compounded at 6.3% per year. Today's modelled estimate of £377,000 sits 69.8% above the 2008 sale of £222,000. On a £-per-square-foot basis, the last sale (£356/sq ft) was about 45.4% above the typical sold price in the postcode. At 58 m² it sits well below the postcode median (109 m² across 37 EPCs), making it one of the more compact homes locally.