13a, Brett Road, London, E8 1JP

13a is a mid-terrace house in London (E8 1JP). It has a recorded floor area of 37 m² (around 398 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (October 2017) shows an F (score 32), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since November 2009. Between certificates, hot-water efficiency went from Very Poor to Poor; while main heating dropped from Poor to Very Poor. The recommended improvements would lift it to D (score 65), a 2-band jump. Main heating runs on electricity. At 37 m² this is the 2nd smallest of 8 units on EPC record in the building, where floor areas span 30–100 m². The building's EPC ratings span F to B, with this unit at the bottom. On EPC score it ranks last in the building (32 versus a best of 82).

At 37 m² it sits well below the postcode median (59 m² across 23 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer: September 2022 at £416,600. Across the public record there are 8 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1999–2022, sale prices on this property compounded at 9.1% per year. On a £-per-square-foot basis, the last sale (£1,046/sq ft) was about 50.1% above the typical sold price in the postcode.