Waynes Court, Flat 13, John Street, Luton, LU1 2JE

Waynes Court is a one-bedroom end-of-terrace house in Luton (LU1 2JE). It has a recorded floor area of 39 m² (around 420 sq ft), construction records dating it to 1900-1929 and council tax band A. At 39 m² this is the 8th smallest of 13 units on EPC record in Waynes Court, where floor areas span 29–43 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (44 versus a best of 80). The latest certificate (February 2019) shows an E (score 44), well below the UK norm with real room to improve. Earlier certificates rated it D (November 2008); the latest reading is one band lower. Between certificates, wall efficiency went from Good to Very Good, window efficiency went from Average to Good and hot-water efficiency went from Very Poor to Poor; while roof efficiency dropped from Average to Very Poor and main heating dropped from Poor to Very Poor. The recommended improvements would push it to D (score 63). Main heating runs on electricity.

Held since May 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 39 m² it's 18.8% smaller than the typical home in the postcode (48 m² median across 49 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2000–2007, sale prices on this property compounded at 14.9% per year. Today's modelled estimate of £116,000 is 23.4% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£224/sq ft) was about 35.9% above the typical sold price in the postcode.