Flat 3, 52 Windus Road, London, N16 6UP

Flat 3 is a mid-terrace house in London (N16 6UP). It has a recorded floor area of 54 m² (around 581 sq ft), construction records dating it to before 1900 and council tax band B. At 54 m² this is the smallest unit on EPC record across the building (54–57 m²). The building's EPC ratings span E to D, with this unit at the bottom. On EPC score it ranks last in the building (49 versus a best of 57). The latest certificate (October 2020) shows an E (score 49), well below the UK norm with real room to improve. Earlier certificates rated it D (October 2011); the latest reading is one band lower. Between certificates, lighting dropped from Very Good to Average. The recommended improvements would lift it to C (score 72), a 2-band jump.

Sale prices here have outpaced London HPI: 10.7% per year against 0% for the wider region. Today's modelled estimate of £425,000 is 12.6% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£649/sq ft) was about 80.4% above the typical sold price in the postcode. At 54 m² it's 20.6% smaller than the typical home in the postcode (68 m² median across 30 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer: February 2021 at £377,500. Across the public record there are 5 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One planning record on file: new windows approved in 2022. Past consents include new windows, meaningful when judging how the property has evolved.