Flat 2, 31 Goring Road, London, N11 2BU

Flat 2 is a one-bedroom semi-detached house in London (N11 2BU). It has a recorded floor area of 81 m² (around 872 sq ft) and construction records dating it to 1900-1929. The latest certificate (August 2020) shows a D (score 56), a step below the typical UK home. The rating has held steady at D across 2 certificates since August 2010. Between certificates, lighting went from Very Poor to Very Good; while roof efficiency dropped from Average to Very Poor and hot-water efficiency dropped from Very Good to Good.

Untraded for 19 years, with the last transfer in July 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 81 m² the property is well over the postcode median (61 m² across 11 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £412,000 sits 97.1% above the 2007 sale of £209,000. On a £-per-square-foot basis, the last sale (£240/sq ft) was about 35.1% below the postcode norm.