10b, Mountgrove Road, Hackney, London, N5 2LS

10b is a mid-terrace house in Hackney, London, London (N5 2LS). It has a recorded floor area of 39 m² (around 420 sq ft) and construction records dating it to 1900-1929. At 39 m² this is the smallest unit on EPC record across the building (39–165 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (September 2021) shows a C (score 73). The rating has held steady at C across 2 certificates since August 2011. Between certificates, wall efficiency went from Very Poor to Poor; while window efficiency dropped from Good to Average.

Today's modelled estimate of £463,000 sits 63.9% above the 2012 sale of £282,500. On a £-per-square-foot basis, the last sale (£673/sq ft) was about 49% above the typical sold price in the postcode. At 39 m² it sits well below the postcode median (78 m² across 52 EPCs), making it one of the more compact homes locally. On the market in August 2012 and unlisted since — roughly 14 years.