23a, Digby Crescent, London, N4 2HS

23a is an end-of-terrace house in London (N4 2HS). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to 1900-1929 and council tax band D. At 74 m² this is the 38th smallest of 61 units on EPC record in the building, where floor areas span 11–113 m². The building's EPC ratings span E to B, with this unit at the bottom. The latest certificate (January 2021) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since June 2009. Between certificates, window efficiency went from Poor to Average and lighting went from Poor to Very Good; while roof efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 70), a 2-band jump.

Untraded for 24 years, with the last transfer in October 2002. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £656,000 sits 167.8% above the 2002 sale of £245,000. On a £-per-square-foot basis, the last sale (£308/sq ft) was about 23.6% below the postcode norm.