31b, Grove Green Road, London, E11 4EG

31b is a semi-detached house in London (E11 4EG). It has a recorded floor area of 36 m² (around 388 sq ft) and construction records dating it to 1900-1929. At 36 m² this is the smallest unit on EPC record across the building (36–88 m²). The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (March 2023) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (April 2010); the latest reading is one band lower. Between certificates, wall efficiency went from Very Poor to Poor; while window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 76).

Held since June 2001 — that's 25 years off the open market, well above the local norm. Today's modelled estimate of £259,000 sits 292.4% above the 2001 sale of £66,000. On a £-per-square-foot basis, the last sale (£170/sq ft) was about 45.5% below the postcode norm. At 36 m² it sits well below the postcode median (69 m² across 42 EPCs), making it one of the more compact homes locally.