17a, Horace Avenue, Romford, RM7 0XA

17a is a four-bedroom end-of-terrace house in Romford (RM7 0XA). It has a recorded floor area of 109 m² (around 1173 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (February 2021) shows a C (score 69), just inside the C band. The rating has held steady at C across 2 certificates since December 2010. Between certificates, lighting went from Good to Very Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 81).

Held since February 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. Across 2002–2008, sale prices on this property compounded at 8% per year. Today's modelled estimate of £477,000 sits 90.8% above the 2008 sale of £250,000. On a £-per-square-foot basis, the last sale (£213/sq ft) was about 31.9% below the postcode norm. At 109 m² it's 20.4% larger than the typical home in the postcode (91 m² median across 14 EPCs). Its energy rating outperforms most of the postcode (better than 86% of similar EPCs).