21 Kercroft, Two Mile Ash, Milton Keynes, MK8 8AP

21 Kercroft is an end-of-terrace house in Two Mile Ash, Milton Keynes, Milton Keynes (MK8 8AP). It has a recorded floor area of 25 m² (around 269 sq ft), construction records dating it to 1983-1990 and council tax band A. At 25 m² this is the smallest unit on EPC record across the building (25–61 m²). The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (July 2021) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on to be used only when there is no heating/hot.

It hasn't traded since August 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 25 m² it sits well below the postcode median (42 m² across 26 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1998–2007, sale prices on this property compounded at 18.8% per year. Today's modelled estimate of £120,000 is 37.1% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£325/sq ft) was about 173.4% above the typical sold price in the postcode.