Flat 4, 13 Steeles Road, London, NW3 4SE

Flat 4 is a one-bedroom semi-detached house in London (NW3 4SE). It has a recorded floor area of 35 m² (around 377 sq ft), construction records dating it to 1930-1949 and council tax band D. Tenure is freehold. At 35 m² this is the smallest unit on EPC record across the building (35–119 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 (March 2021) shows a D (score 62), on the cusp of jumping into the C band. Earlier certificates rated it C (July 2010); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while roof efficiency dropped from Poor to Very Poor and main heating dropped from Very Good to Good.

Untraded for 19 years, with the last transfer in October 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 35 m² it sits well below the postcode median (78 m² across 25 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £511,000 is 34.1% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£1,011/sq ft) was about 67.6% above the typical sold price in the postcode.