Flat 2, 11 Gibbons Road, Bedford, MK40 1DQ

Flat 2 is a mid-terrace house in Bedford (MK40 1DQ). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1900-1929 and council tax band A. At 40 m² this is the 5th smallest of 6 units on EPC record in the building, where floor areas span 34–46 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 (47 versus a best of 72). The latest certificate (July 2024) shows an E (score 47), well below the UK norm with real room to improve. The rating has held steady at E across 4 certificates since June 2009. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Average to Very Good; while hot-water efficiency dropped from Average to Very Poor and main heating dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on electricity.

At 40 m² it sits well below the postcode median (113 m² across 14 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). 2 planning records sit against the property, 2 approved, 0 refused. Past consents include subdivision, meaningful when judging how the property has evolved.