28a, Belsize Square, London, NW3 4HU

28a is a mid-terrace house in London (NW3 4HU). It has a recorded floor area of 127 m² (around 1367 sq ft) and construction records dating it to 1900-1929. At 127 m² this is the largest unit on EPC record across the building (45–127 m²). The building's EPC ratings span E to C across 15 units on file. The latest certificate (June 2025) shows a D (score 65), on the cusp of jumping into the C band. Earlier certificates rated it C (June 2009); the latest reading is one band lower. Between certificates, window efficiency went from Very Poor to Poor and lighting went from Very Poor to Poor. The recommended improvements would push it to C (score 77).

Held since August 1999 — that's 27 years off the open market, well above the local norm. At 127 m² the property is well over the postcode median (73 m² across 23 EPCs), placing it in the larger end of the local stock. Across 1997–1999, sale prices on this property compounded at 11.9% per year. Today's modelled estimate of £1,320,000 sits 200% above the 1999 sale of £440,000. On a £-per-square-foot basis, the last sale (£322/sq ft) was about 52.4% below the postcode norm.