Flat 2, 23 Queens Road, London, E11 1BA

Flat 2 is a semi-detached house in London (E11 1BA). It has a recorded floor area of 38 m² (around 409 sq ft) and construction records dating it to 1900-1929. At 38 m² this is the smallest unit on EPC record across the building (38–70 m²). The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (October 2019) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since April 2011. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Average and lighting went from Good to Very Good. The recommended improvements would push it to C (score 76).

Today's modelled estimate of £292,000 sits 82.5% above the 2012 sale of £160,000. On a £-per-square-foot basis, the last sale (£391/sq ft) was about 28.3% above the typical sold price in the postcode. At 38 m² it sits well below the postcode median (71 m² across 42 EPCs), making it one of the more compact homes locally. 14 years since the last transfer (December 2012).