53a, High Street, Epping, CM16 4BA

53a is a mid-terrace house in Epping (CM16 4BA). It has a recorded floor area of 41 m² (around 441 sq ft) and construction records dating it to before 1900. At 41 m² this is the smallest unit on EPC record across the building (41–93 m²). The building's EPC ratings span F to B across 17 units on file. The latest certificate (August 2019) shows a D (score 64), on the cusp of jumping into the C band. Earlier certificates rated it B (March 2018); the latest reading is 2 bands lower. Between certificates, wall efficiency dropped from Very Good to Very Poor and roof efficiency dropped from Very Good to Very Poor.

Sale prices here have outpaced England HPI: 6% per year against 0% for the wider region. Today's modelled estimate of £287,000 is 34.8% below the 2019 sale of £440,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£997/sq ft) was about 215.1% above the typical sold price in the postcode. At 41 m² it sits well below the postcode median (81 m² across 16 EPCs), making it one of the more compact homes locally. 4 planning records sit against the property, 3 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Most recent transfer: January 2019 at £440,000.