21c, Thane Villas, London, N7 7PH

21c is a mid-terrace house in London (N7 7PH). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1900-1929 and council tax band D. At 42 m² this is the smallest unit on EPC record across the building (42–56 m²). The building's EPC ratings span E to C across 9 units on file. The latest certificate (May 2015) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 80). The latest certificate is from May 2015, so improvements made since then won't be reflected.

Sold July 2022 for £369,000. Across the public record there are 4 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. At 42 m² it's 20.8% smaller than the typical home in the postcode (53 m² median across 37 EPCs). Across 2004–2022, sale prices on this property compounded at 6% per year. Today's modelled estimate of £410,000 is 11.1% above the 2022 sale price.