8a, Albion Terrace, Sewardstone Road, London, E4 7SB

8a is a two-bedroom end-of-terrace house in London (E4 7SB). It has a recorded floor area of 39 m² (around 420 sq ft), construction records dating it to 1900-1929 and council tax band B. At 39 m² this is the smallest unit on EPC record across the building (39–104 m²). The building's EPC ratings span F to C across 19 units on file. The latest certificate (January 2019) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77).

It hasn't traded since June 2004, a hold of 22 years that's notably long for the area. Across the public record there are 4 sales, relatively high churn for a single property. Sale prices here have outpaced London HPI: 28.7% per year against 0% for the wider region. Today's modelled estimate of £235,000 sits 70.3% above the 2004 sale of £138,000. On a £-per-square-foot basis, the last sale (£329/sq ft) was about 31.1% above the typical sold price in the postcode. At 39 m² it sits well below the postcode median (78 m² across 18 EPCs), making it one of the more compact homes locally.