23a, Beech Road, London, N11 2DA

23a is a mid-terrace house in London (N11 2DA). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1900-1929 and council tax band C. At 71 m² this is the 24th smallest of 26 units on EPC record in the building, where floor areas span 51–94 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 48), well below the UK norm with real room to improve. Earlier certificates rated it C (July 2009); the latest reading is 2 bands lower. Between certificates, lighting went from Very Poor to Very Good; while window efficiency dropped from Good to Average and main heating dropped from Very Good to Good. The recommended improvements would push it to D (score 65).

Held since September 1997 — that's 29 years off the open market, well above the local norm. At 71 m² it's 16.4% larger than the typical home in the postcode (61 m² median across 50 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1995–1997, sale prices on this property compounded at 28.1% per year. Today's modelled estimate of £315,000 sits 293.8% above the 1997 sale of £79,995. On a £-per-square-foot basis, the last sale (£105/sq ft) was about 57.2% below the postcode norm.