13 Haycroft Gardens, Brent, London, NW10 3BJ

13 Haycroft Gardens is a semi-detached house in Brent, London, London (NW10 3BJ). It has a recorded floor area of 37 m² (around 398 sq ft), construction records dating it to 1930-1949 and council tax band D. At 37 m² this is the smallest unit on EPC record across the building (37–211 m²). The building's EPC ratings span E to B, with this unit at the bottom. On EPC score it ranks last in the building (47 versus a best of 81). The latest certificate (September 2020) shows an E (score 47), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since September 2009. Between certificates, window efficiency went from Very Poor to Poor and lighting went from Very Poor to Very Good. The recommended improvements would push it to D (score 57).

It hasn't traded since February 2002, a hold of 24 years that's notably long for the area. At 37 m² it sits well below the postcode median (146 m² across 10 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £377,000 sits 214.2% above the 2002 sale of £120,000. On a £-per-square-foot basis, the last sale (£301/sq ft) was about 330.4% above the typical sold price in the postcode.