104a, Flat 4, Moulsham Street, Chelmsford, CM2 0JG

104a is a semi-detached house in Chelmsford (CM2 0JG). It has a recorded floor area of 43 m² (around 463 sq ft) and construction records dating it to 1930-1949. At 43 m² this is the smallest unit on EPC record across 104a (43–72 m²). On EPC score it ranks last in the building (73 versus a best of 76). The latest certificate (July 2022) shows a C (score 73). When first surveyed in August 2009 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Poor, hot-water efficiency went from Very Poor to Good and lighting went from Very Poor to Very Good.

Across 2002–2021, sale prices on this property compounded at 13.7% per year. Today's modelled estimate of £250,000 is 70.6% below the 2021 sale of £850,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£1,836/sq ft) was about 422.1% above the typical sold price in the postcode. At 43 m² it sits well below the postcode median (142 m² across 8 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). 4 planning records sit against the property, 0 approved, 0 refused. Sold March 2021 for £850,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.