Flat 1, 8 Ainger Road, London, NW3 3AR

Flat 1 is a mid-terrace house in London (NW3 3AR). It has a recorded floor area of 121 m² (around 1302 sq ft), construction records dating it to 1900-1929 and council tax band E. At 121 m² this is the largest unit on EPC record across the building (42–121 m²). The building's EPC ratings span F to C, with this unit at the bottom. On EPC score it ranks last in the building (31 versus a best of 74). The latest certificate (March 2021) shows an F (score 31), near the bottom of the EPC scale. Earlier certificates rated it D (January 2012); the latest reading is 2 bands lower. Between certificates, window efficiency went from Very Poor to Good and lighting went from Average to Very Good; while hot-water efficiency dropped from Good to Very Poor and main heating dropped from Good to Very Poor. The recommended improvements would push it to E (score 51). Main heating runs on electricity.

Across 1997–2021, sale prices on this property compounded at 10% per year. Today's modelled estimate of £1,680,000 is 16% below the 2021 sale of £2,000,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£1,536/sq ft) was about 143.8% above the typical sold price in the postcode. At 121 m² the property is well over the postcode median (51 m² across 36 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include subdivision, meaningful when judging how the property has evolved. Last sale on file: £2,000,000 in June 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.