21 The Meadows, Portsmouth Road, Guildford, GU2 4DT

21 The Meadows is a two-bedroom semi-detached house in Guildford (GU2 4DT). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1967-1975 and council tax band E. At 81 m² this is the 5th smallest of 31 units on EPC record in the building, where floor areas span 42–237 m². The building's EPC ratings span D to B, with this unit at the bottom. The latest certificate (September 2014) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 4 certificates since March 2013. Between certificates, wall efficiency went from Poor to Good and hot-water efficiency went from Average to Good; while lighting dropped from Poor to Very Poor. The recommended improvements would push it to C (score 71). The latest certificate is from September 2014, so improvements made since then won't be reflected.

Held since April 1998 — that's 28 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £396,000 sits 252% above the 1998 sale of £112,500. On a £-per-square-foot basis, the last sale (£129/sq ft) was about 55% below the postcode norm.