Flat 2, 42 The Goffs, Eastbourne, BN21 1HD

Flat 2 is a semi-detached house in Eastbourne (BN21 1HD). It has a recorded floor area of 114 m² (around 1227 sq ft), construction records dating it to 1900-1929 and council tax band B. At 114 m² this is the 2nd smallest of 3 units on EPC record in the building, where floor areas span 70–160 m². On EPC score it ranks first in the building (67 versus a worst of 60). The latest certificate (December 2012) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2008. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from December 2012, so improvements made since then won't be reflected.

Held since January 2007 — that's 20 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. Across 1996–2007, sale prices on this property compounded at 12.7% per year. Today's modelled estimate of £270,000 sits 50% above the 2007 sale of £180,000. On a £-per-square-foot basis, the last sale (£147/sq ft) was about 21.9% below the postcode norm. At 114 m² it's 25.5% smaller than the typical home in the postcode (153 m² median across 24 EPCs).