10e, Fox Lane, London, N13 4AH

10e is a semi-detached house in London (N13 4AH). It has a recorded floor area of 36 m² (around 388 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (October 2024) shows a G (score 10), near the bottom of the EPC scale. The rating has held steady at G across 2 certificates since February 2013. The recommended improvements would lift it to E (score 45), a 2-band jump. Main heating runs on electricity. At 36 m² this is the 2nd smallest of 11 units on EPC record in the building, where floor areas span 23–101 m². The building's EPC ratings span G to D, with this unit at the bottom. On EPC score it ranks last in the building (10 versus a best of 68).

Held since October 2000 — that's 26 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 36 m² it sits well below the postcode median (71 m² across 19 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. Today's modelled estimate of £249,000 sits 127.4% above the 2000 sale of £109,500. On a £-per-square-foot basis, the last sale (£283/sq ft) was about 31.2% below the postcode norm.