61a, Sandringham Road, London, NW2 5EP

61a is a one-bedroom mid-terrace house in London (NW2 5EP). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1930-1949 and council tax band C. At 45 m² this is the 2nd smallest of 7 units on EPC record in the building, where floor areas span 43–67 m². The building's EPC ratings span D to C, with this unit at the bottom. Period features are noted in the property record. The latest certificate (July 2022) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since June 2012. Between certificates, lighting went from Very Poor to Very Good; while wall efficiency dropped from Poor to Very Poor. The recommended improvements would push it to C (score 76).

It hasn't traded since October 2007, a hold of 19 years that's notably long for the area. Across the public record there are 4 sales, relatively high churn for a single property. 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: 15.3% per year against 0% for the wider region. Today's modelled estimate of £358,000 is 49.2% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£495/sq ft) was about 46.1% above the typical sold price in the postcode. At 45 m² it sits well below the postcode median (90 m² across 29 EPCs), making it one of the more compact homes locally. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count.