Flat 3, 21 Blake Hall Road, London, E11 2QQ

Flat 3 is a one-bedroom end-of-terrace house in London (E11 2QQ). It has a recorded floor area of 49 m² (around 532 sq ft), construction records dating it to 1900-1929 and council tax band C. At 49 m² this is the 2nd smallest of 4 units on EPC record in the building, where floor areas span 40–99 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (October 2009) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 57). The latest certificate is from October 2009, so improvements made since then won't be reflected.

Held since January 2001 — that's 25 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £311,000 sits 196.2% above the 2001 sale of £105,000. On a £-per-square-foot basis, the last sale (£197/sq ft) was about 31.4% below the postcode norm. At 49 m² it's 18.3% smaller than the typical home in the postcode (61 m² median across 20 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs).