7a, Berens Road, London, NW10 5DX

7a is a one-bedroom mid-terrace house in London (NW10 5DX). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to before 1900 and council tax band C. At 49 m² this is the 3rd smallest of 8 units on EPC record in the building, where floor areas span 44–146 m². The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (October 2022) shows a D (score 64), on the cusp of jumping into the C band. Earlier certificates rated it C (March 2011); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 75).

Sale prices here have outpaced London HPI: 5% per year against 0% for the wider region. Today's modelled estimate of £426,000 is 13.1% below the 2025 sale of £490,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£929/sq ft) was about 155.8% above the typical sold price in the postcode. 2 planning records sit against the property, 1 approved, 0 refused, 1 pending. Past consents include an extension, meaningful when judging how the property has evolved. An active application for new windows is awaiting a decision. It changed hands recently, sold August 2025 for £490,000. Across the public record there are 5 sales, relatively high churn for a single property. At 49 m² it's 21% smaller than the typical home in the postcode (62 m² median across 15 EPCs).