88a, Shoot Up Hill, London, NW2 3XJ

88a is a two-bedroom detached house in London (NW2 3XJ). It has a recorded floor area of 109 m² (around 1173 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (March 2021) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 69), a 2-band jump. At 109 m² this is the 32nd smallest of 33 units on EPC record in the building, where floor areas span 18–137 m². The building's EPC ratings span F to C across 33 units on file. Other recorded features include a conservatory.

Sale prices here have outpaced London HPI: 3.3% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£696/sq ft) was about 31.2% above the typical sold price in the postcode. At 109 m² the property is well over the postcode median (54 m² across 56 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). One planning record on file: new windows approved in 2015. Past consents include new windows, meaningful when judging how the property has evolved. Most recent transfer: June 2021 at £817,050. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.