10a, Elsworthy Road, London, NW3 3DJ

10a is an end-of-terrace house in London (NW3 3DJ). It has a recorded floor area of 109 m² (around 1173 sq ft) and construction records dating it to before 1900. At 109 m² this is the smallest unit on EPC record across the building (109–143 m²). The building's EPC ratings span E to D, with this unit at the bottom. On EPC score it ranks last in the building (43 versus a best of 66). The latest certificate (November 2021) shows an E (score 43), well below the UK norm with real room to improve. Earlier certificates rated it D (January 2011); the latest reading is one band lower. Between certificates, window efficiency went from Very Poor to Poor and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 80), a 2-band jump.

Today's modelled estimate of £1,161,000 is 79.9% below the 2022 sale of £5,780,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£4,926/sq ft) was about 289.3% above the typical sold price in the postcode. At 109 m² it's 23.8% smaller than the typical home in the postcode (143 m² median across 11 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer: December 2022 at £5,780,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.