12 14, Flat 2, St James S Street, London, E17 7PF

12 14 is an end-of-terrace house in London (E17 7PF). It has a recorded floor area of 40 m² (around 431 sq ft) and construction records dating it to 2012-2021. At 40 m² this is the 3rd smallest of 10 units on EPC record in 12 14, where floor areas span 33–69 m². The building's EPC ratings span D to A, with this unit at the bottom. On EPC score it ranks last in the building (58 versus a best of 92). The latest certificate (December 2025) shows a D (score 58), a step below the typical UK home. The rating has held steady at D across 3 certificates since June 2015. Between certificates, wall efficiency dropped from Very Good to Good and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 77). Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.

At 40 m² it's 16.7% smaller than the typical home in the postcode (48 m² median across 45 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 73% of similar EPCs).