Flat 2, 37 Nightingale Lane, London, E11 2HD

Flat 2 is an end-of-terrace house in London (E11 2HD). It has a recorded floor area of 38 m² (around 409 sq ft), construction records dating it to 1900-1929 and council tax band B. At 38 m² this is the 2nd smallest of 3 units on EPC record in the building, where floor areas span 35–48 m². The building's EPC ratings span E to D, with this unit at the top. The latest certificate (February 2024) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2013. Between certificates, wall efficiency dropped from Poor to Very Poor and window efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 78).

At 38 m² it sits well below the postcode median (59 m² across 17 EPCs), making it one of the more compact homes locally. Sold August 2024 for £308,000. Across the public record there are 4 sales, relatively high churn for a single property. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2000–2024, sale prices on this property compounded at 5.6% per year. Today's modelled estimate of £375,000 is 21.8% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£753/sq ft) was about 174.8% above the typical sold price in the postcode.