13 Heigham Road, Norwich, NR2 3AT

13 Heigham Road is a two-bedroom semi-detached house in Norwich (NR2 3AT). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1900-1929 and council tax band A. At 53 m² this is the smallest unit on EPC record across the building (53–177 m²). The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (November 2009) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it D (June 2009); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Very Good to Poor and main heating dropped from Very Good to Average. The recommended improvements would lift it to C (score 72), a 2-band jump. The latest certificate is from November 2009, so improvements made since then won't be reflected.

Untraded for 18 years, with the last transfer in October 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 53 m² it sits well below the postcode median (125 m² across 10 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £194,000 is 10.9% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£307/sq ft) was about 94% above the typical sold price in the postcode.