29b, Gwendoline Avenue, London, E13 0RF

29b is a mid-terrace house in London (E13 0RF). It has a recorded floor area of 55 m² (around 592 sq ft) and construction records dating it to before 1900. At 55 m² this is the 2nd smallest of 3 units on EPC record in the building, where floor areas span 48–56 m². The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (June 2023) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (December 2008); the latest reading is one band lower. Between certificates, roof efficiency dropped from Good to Average. The recommended improvements would push it to C (score 78).

Held since January 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £276,000 sits 82.2% above the 2007 sale of £151,500. On a £-per-square-foot basis, the last sale (£256/sq ft) was about 23.4% above the typical sold price in the postcode. At 55 m² it's 15.4% smaller than the typical home in the postcode (65 m² median across 25 EPCs).