2 Elm Grove, Barnet, London, NW2 3AA

2 Elm Grove is a four-bedroom end-of-terrace house in Barnet, London, London (NW2 3AA). It has a recorded floor area of 83 m² (around 893 sq ft) and construction records dating it to 1900-1929. At 83 m² this is the 9th smallest of 12 units on EPC record in the building, where floor areas span 34–142 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (47 versus a best of 70). The latest certificate (May 2018) shows an E (score 47), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since July 2009. Between certificates, lighting went from Very Poor to Average; while roof efficiency dropped from Poor to Very Poor and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to D (score 68).

Untraded for 18 years, with the last transfer in April 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 83 m² the property is well over the postcode median (42 m² across 22 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 82% of similar EPCs). 4 bedrooms is on the larger side for this postcode, where 2 is the typical count. Today's modelled estimate of £513,000 sits 106% above the 2008 sale of £249,000. On a £-per-square-foot basis, the last sale (£279/sq ft) was about 35.4% below the postcode norm.