35 Vignoles Road, Romford, RM7 0DT

35 Vignoles Road is a two-bedroom end-of-terrace house in Romford (RM7 0DT). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1967-1975 and council tax band B. The latest certificate (April 2015) shows an F (score 30), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 62), a 2-band jump. Main heating runs on electricity. The latest certificate is from April 2015, so improvements made since then won't be reflected. At 55 m² this is the 21st smallest of 29 units on EPC record in the building, where floor areas span 38–119 m². The building's EPC ratings span F to C, with this unit at the bottom. On EPC score it ranks last in the building (30 versus a best of 79).

Held since April 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 55 m² it's 22.2% larger than the typical home in the postcode (45 m² median across 28 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £231,000 is 41.7% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£275/sq ft) was about 29.8% above the typical sold price in the postcode.