16a, West Avenue, Exeter, EX4 4SD

16a is a detached house in Exeter (EX4 4SD). It has a recorded floor area of 44 m² (around 469 sq ft) and construction records dating it to 1950-1966. At 44 m² this is the smallest unit on EPC record across 16a (44–54 m²). The building's EPC ratings span F to E, with this unit at the bottom. On EPC score it ranks last in the building (27 versus a best of 48). The latest certificate (March 2010) shows an F (score 27), near the bottom of the EPC scale. Earlier certificates rated it D (January 2010); the latest reading is 2 bands lower. Between certificates, wall efficiency went from Poor to Average, window efficiency went from Poor to Average and lighting went from Good to Very Good; while hot-water efficiency dropped from Very Good to Very Poor and main heating dropped from Very Good to Very Poor. The recommended improvements would lift it to D (score 61), a 2-band jump. Main heating runs on electricity. The latest certificate is from March 2010, so improvements made since then won't be reflected.

It hasn't traded since March 2004, a hold of 22 years that's notably long for the area. At 44 m² it sits well below the postcode median (239 m² across 22 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. Today's modelled estimate of £217,000 is 33.3% above the 2004 sale price. On a £-per-square-foot basis, the last sale (£347/sq ft) was about 54% above the typical sold price in the postcode. 2 planning records sit against the property, 2 approved, 0 refused.