8a, Upton Gardens, Harrow, HA3 0DL

8a is a two-bedroom detached house in Harrow (HA3 0DL). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 1930-1949 and council tax band D. At 72 m² this is the smallest unit on EPC record across the building (72–279 m²). The building's EPC ratings span E to C across 7 units on file. The latest certificate (March 2024) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since January 2010. Between certificates, window efficiency went from Very Poor to Good and lighting went from Poor to Very Good; while roof efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 72).

It hasn't traded since October 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Sale prices here have outpaced Harrow HPI: 18.3% per year against 0% for the wider region. Today's modelled estimate of £391,000 is 27.8% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£395/sq ft) was about 33.1% above the typical sold price in the postcode. At 72 m² it sits well below the postcode median (187 m² across 6 EPCs), making it one of the more compact homes locally. 5 planning records sit against the property, 3 approved, 2 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved.