31a, Cricklewood Broadway, London, NW2 3JX

31a is a three-bedroom end-of-terrace house in London (NW2 3JX). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to before 1900 and council tax band B. At 78 m² this is the largest unit on EPC record across the building (9–78 m²). The building's EPC ratings span E to B, with this unit at the bottom. Period features are noted in the property record. The latest certificate (June 2019) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 69), a 2-band jump.

Held since June 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Sale prices here have outpaced London HPI: 20.5% per year against 0% for the wider region. Today's modelled estimate of £439,000 sits 86.8% above the 2008 sale of £235,000. On a £-per-square-foot basis, the last sale (£280/sq ft) was about 49.2% below the postcode norm. At 78 m² the property is well over the postcode median (51 m² across 34 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).