16 Ashdown Walk, Romford, RM7 8HL

16 Ashdown Walk is a two-bedroom end-of-terrace house in Romford (RM7 8HL). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1950-1966 and council tax band B. At 61 m² this is the 19th smallest of 29 units on EPC record in the building, where floor areas span 42–64 m². The building's EPC ratings span F to C, with this unit at the top. On EPC score it ranks first in the building (75 versus a worst of 29). The latest certificate (December 2019) shows a C (score 75), near the top of the C band. The rating has held steady at C across 3 certificates since January 2009. Between certificates, wall efficiency went from Poor to Good and lighting went from Very Poor to Very Good.

Held since April 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Today's modelled estimate of £220,000 sits 193.3% above the 2009 sale of £75,000. On a £-per-square-foot basis, the last sale (£114/sq ft) was about 54.4% below the postcode norm.