13 West Close, Cockfosters, Barnet, EN4 0AT

13 West Close is a two-bedroom semi-detached house in Cockfosters, Barnet, Barnet (EN4 0AT). It has a recorded floor area of 41 m² (around 441 sq ft), construction records dating it to 1930-1949 and council tax band D. At 41 m² this is the smallest unit on EPC record across the building (41–64 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (March 2023) shows a C (score 72). When first surveyed in July 2009 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good and lighting went from Very Poor to Very Good; while main heating dropped from Very Good to Good.

Held since September 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 1995–2009, sale prices on this property compounded at 9.2% per year. Today's modelled estimate of £333,000 sits 51.4% above the 2009 sale of £220,000. On a £-per-square-foot basis, the last sale (£499/sq ft) was about 47% above the typical sold price in the postcode. At 41 m² it's 28.1% smaller than the typical home in the postcode (57 m² median across 21 EPCs). Its energy rating outperforms most of the postcode (better than 71% of similar EPCs).