12c, Graham Road, London, E8 1BZ

12c is a mid-terrace house in London (E8 1BZ). It has a recorded floor area of 43 m² (around 463 sq ft) and construction records dating it to 1900-1929. At 43 m² this is the smallest unit on EPC record across the building (43–125 m²). The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (March 2016) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in December 2014 the rating was E, the property has climbed 1 band since. Between certificates, lighting dropped from Very Good to Average. The latest certificate is from March 2016, so improvements made since then won't be reflected.

At 43 m² it sits well below the postcode median (67 m² across 42 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £616,000 is 12.5% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£1,183/sq ft) was about 204.2% above the typical sold price in the postcode. Sold March 2024 for £547,500.