3a, Strathray Gardens, London, NW3 4PA

3a is a detached house in London (NW3 4PA). It has a recorded floor area of 174 m² (around 1876 sq ft) and construction records dating it to before 1900. At 174 m² this is the largest unit on EPC record across the building (10–174 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (40 versus a best of 78). The latest certificate (April 2009) shows an E (score 40), well below the UK norm with real room to improve. The latest certificate is from April 2009, so improvements made since then won't be reflected.

It hasn't traded since September 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 174 m² the property is well over the postcode median (24 m² across 26 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £2,798,000 sits 99.9% above the 2009 sale of £1,400,000. On a £-per-square-foot basis, the last sale (£746/sq ft) was about 128.8% above the typical sold price in the postcode. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include new windows, meaningful when judging how the property has evolved.