16b, Bulwer Road, London, E11 1DD

16b is a mid-terrace house in London (E11 1DD). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (August 2020) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in October 2008 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 78). At 65 m² this is the 18th smallest of 22 units on EPC record in the building, where floor areas span 15–101 m². The building's EPC ratings span E to C across 22 units on file.

Untraded for 19 years, with the last transfer in April 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £392,000 sits 117.8% above the 2007 sale of £180,000. On a £-per-square-foot basis, the last sale (£257/sq ft) was about 25.9% below the postcode norm. At 65 m² it's 25.2% larger than the typical home in the postcode (52 m² median across 27 EPCs).