Flat 1, 21 Blake Hall Road, London, E11 2QQ

Flat 1 is an end-of-terrace house in London (E11 2QQ). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1900-1929 and council tax band B. At 40 m² this is the smallest unit on EPC record across the building (40–99 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (40 versus a best of 71). The latest certificate (May 2016) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 73), a 2-band jump. The latest certificate is from May 2016, so improvements made since then won't be reflected.

At 40 m² it sits well below the postcode median (61 m² across 20 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs). On a £-per-square-foot basis, the last sale (£581/sq ft) was about 107.1% above the typical sold price in the postcode. On the market in July 2017 and unlisted since — roughly 9 years.