Flat 2, 87 Victoria Road, Bedford, MK42 9JR

Flat 2 is a one-bedroom end-of-terrace house in Bedford (MK42 9JR). It has a recorded floor area of 23 m² (around 251 sq ft), construction records dating it to 1900-1929 and council tax band A. At 23 m² this is the smallest unit on EPC record across the building (23–49 m²). The building's EPC ratings span E to C across 5 units on file. The latest certificate (September 2009) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 69). The latest certificate is from September 2009, so improvements made since then won't be reflected.

Held since October 2007 — that's 19 years off the open market, well above the local norm. Across the public record there are 4 sales, relatively high churn for a single property. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 23 m² it sits well below the postcode median (53 m² across 49 EPCs), making it one of the more compact homes locally. Across 1998–2007, sale prices on this property compounded at 11.5% per year. Today's modelled estimate of £126,000 is 46.5% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£342/sq ft) was about 158% above the typical sold price in the postcode. One historical planning record sits against the property in 2006.