2a, Hood Walk, Romford, RM7 8NU

2a is a one-bedroom mid-terrace house in Romford (RM7 8NU). It has a recorded floor area of 38 m² (around 409 sq ft), construction records dating it to 2007 onwards and council tax band B. Tenure is freehold. The latest certificate (September 2019) shows a C (score 79), near the top of the C band. The rating has held steady at C across 2 certificates since August 2011. Between certificates, lighting went from Poor to Very Good. At 38 m² this is the 2nd smallest of 25 units on EPC record in the building, where floor areas span 3–109 m². The building's EPC ratings span E to B across 25 units on file.

It hasn't traded since May 2007, a hold of 19 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 38 m² it sits well below the postcode median (78 m² across 24 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 71% of similar EPCs). 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count. Today's modelled estimate of £253,000 is 12.4% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£550/sq ft) was about 62.2% above the typical sold price in the postcode.