177 Mawney Road, Romford, RM7 8BX

177 Mawney Road is an end-of-terrace house in Romford (RM7 8BX). It has a recorded floor area of 21 m² (around 226 sq ft) and construction records dating it to 1900-1929. At 21 m² this is the 7th smallest of 19 units on EPC record in the building, where floor areas span 14–202 m². The building's EPC ratings span F to C, with this unit at the top. The latest certificate (March 2022) shows a C (score 69), just inside the C band. When first surveyed in December 2009 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Average to Very Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Good to Average. The recommended improvements would push it to B (score 81). Main heating runs on electricity.

Across 1996–2022, sale prices on this property compounded at 10.3% per year. Today's modelled estimate of £505,000 is 60% below the 2022 sale of £1,263,800, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£5,591/sq ft) was about 2094.8% above the typical sold price in the postcode. 6 planning records sit against the property, 0 approved, 1 refused, 1 pending. An application is currently awaiting a decision. At 21 m² it sits well below the postcode median (74 m² across 18 EPCs), making it one of the more compact homes locally. Last sale on file: £1,263,800 in February 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.