17 Horace Avenue, Romford, RM7 0XA

17 Horace Avenue is a mid-terrace house in Romford (RM7 0XA). It has a recorded floor area of 46 m² (around 495 sq ft), construction records dating it to 1930-1949 and council tax band B. At 46 m² this is the 2nd smallest of 15 units on EPC record in the building, where floor areas span 40–116 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (July 2025) shows a C (score 69), just inside the C band. When first surveyed in August 2014 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency dropped from Average to Poor and lighting dropped from Very Good to Very Poor.

Held since December 2002 — that's 23 years off the open market, well above the local norm. Across 2002–2002, sale prices on this property compounded at 29% per year. Today's modelled estimate of £324,000 sits 62% above the 2002 sale of £199,995. On a £-per-square-foot basis, the last sale (£404/sq ft) was about 79.6% above the typical sold price in the postcode. At 46 m² it sits well below the postcode median (93 m² across 14 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). 5 planning records sit against the property, 1 approved, 4 refused.