Flat 2, 85 Richmond Road, Kingston Upon Thames, KT2 5BP

Flat 2 is a mid-terrace house in Kingston Upon Thames (KT2 5BP). It has a recorded floor area of 36 m² (around 388 sq ft), construction records dating it to 1900-1929 and council tax band B. At 36 m² this is the largest unit on EPC record across the building (22–36 m²). The building's EPC ratings span F to D across 5 units on file. The latest certificate (October 2019) shows an E (score 51), well below the UK norm with real room to improve. Earlier certificates rated it D (February 2009); the latest reading is one band lower. Between certificates, lighting went from Average to Very Good and main heating went from Poor to Average; while wall efficiency dropped from Good to Very Poor and hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on electricity.

Held since November 2002 — that's 24 years off the open market, well above the local norm. Across 2000–2002, sale prices on this property compounded at 20.7% per year. Today's modelled estimate of £240,000 sits 123.3% above the 2002 sale of £107,500. On a £-per-square-foot basis, the last sale (£277/sq ft) was about 37.3% below the postcode norm.