Flat 2, 12 Drayton Road, London, E11 4AR

Flat 2 is a mid-terrace house in London (E11 4AR). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (May 2025) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in December 2013 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Average to Good and lighting went from Good to Very Good; while wall efficiency dropped from Poor to Very Poor. The recommended improvements would push it to C (score 72). At 42 m² this is the 3rd smallest of 4 units on EPC record in the building, where floor areas span 35–51 m². The building's EPC ratings span D to C, with this unit at the bottom.

It hasn't traded since July 2006, a hold of 20 years that's notably long for the area. Today's modelled estimate of £322,000 sits 95.2% above the 2006 sale of £165,000. At 42 m² it sits well below the postcode median (78 m² across 35 EPCs), making it one of the more compact homes locally.