Flat 2, 20 Shaftesbury Avenue, Leeds, LS8 1DT

Flat 2 is an end-of-terrace house in Leeds (LS8 1DT). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1950-1966 and council tax band B. At 71 m² this is the 3rd smallest of 4 units on EPC record in the building, where floor areas span 61–78 m². The building's EPC ratings span E to D, with this unit at the bottom. On EPC score it ranks last in the building (44 versus a best of 67). The latest certificate (February 2018) shows an E (score 44), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 71), a 2-band jump.

Today's modelled estimate of £174,000 is 68.9% below the 2022 sale of £560,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£733/sq ft) was about 261.1% above the typical sold price in the postcode. At 71 m² it sits well below the postcode median (102 m² across 30 EPCs), making it one of the more compact homes locally. Sold July 2022 for £560,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.