22 Prayle Grove, Barnet, London, NW2 1AY

22 Prayle Grove is an end-of-terrace house in Barnet, London, London (NW2 1AY). It has a recorded floor area of 12 m² (around 129 sq ft), construction records dating it to 1976-1982 and council tax band D. At 12 m² this is the smallest unit on EPC record across the building (12–198 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (December 2015) shows a C (score 74). The rating has held steady at C across 2 certificates since May 2010. Between certificates, wall efficiency went from Good to Very Good; while hot-water efficiency dropped from Very Good to Very Poor and lighting dropped from Average to Very Poor. Main heating runs on electricity. The latest certificate is from December 2015, so improvements made since then won't be reflected.

Sale prices here have outpaced London HPI: 8.6% per year against 0% for the wider region. Today's modelled estimate of £376,000 is 11.5% below the 2015 sale of £425,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£3,290/sq ft) was about 1254.6% above the typical sold price in the postcode. At 12 m² it sits well below the postcode median (85 m² across 16 EPCs), making it one of the more compact homes locally. On the market in September 2015 and unlisted since — roughly 11 years.