Magnolia Court, Flat 1, 31 Mawney Road, Romford, RM7 7HL

Magnolia Court is a one-bedroom semi-detached house in Romford (RM7 7HL). It has a recorded floor area of 42 m² (around 452 sq ft) and construction records dating it to 1976-1982. The latest certificate (January 2023) shows a C (score 72). Earlier certificates rated it B (July 2009); the latest reading is one band lower. Between certificates, lighting went from Good to Very Good; while wall efficiency dropped from Good to Average and window efficiency dropped from Good to Average. At 42 m² this is the 7th smallest of 16 units on EPC record in Magnolia Court, where floor areas span 32–84 m².

It hasn't traded since January 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. At 42 m² it sits well below the postcode median (67 m² across 36 EPCs), making it one of the more compact homes locally. Across 2007–2008, sale prices on this property compounded at 27.5% per year. Today's modelled estimate of £249,000 is 13.2% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£487/sq ft) was about 29.3% above the typical sold price in the postcode.