Magnolia Court, Flat 4, 31 Mawney Road, Romford, RM7 7HL

Magnolia Court is a semi-detached house in Romford (RM7 7HL). It has a recorded floor area of 34 m² (around 366 sq ft) and construction records dating it to 1976-1982. At 34 m² this is the 2nd smallest of 16 units on EPC record in Magnolia Court, where floor areas span 32–84 m². On EPC score it ranks last in the building (71 versus a best of 79). The latest certificate (January 2023) shows a C (score 71). Earlier certificates rated it B (July 2009); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Average and window efficiency dropped from Good to Average.

Held since January 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 34 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 27.6% per year. Today's modelled estimate of £229,000 is 23.8% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£506/sq ft) was about 34.3% above the typical sold price in the postcode.