11a, Hollycroft Avenue, London, NW3 7QG

11a is a semi-detached house in London (NW3 7QG). It has a recorded floor area of 56 m² (around 603 sq ft) and construction records dating it to 1900-1929. At 56 m² this is the smallest unit on EPC record across the building (56–104 m²). On EPC score it ranks first in the building (67 versus a worst of 55). The latest certificate (March 2025) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 4 certificates since February 2010. Between certificates, lighting went from Very Poor to Very Good; while window efficiency dropped from Poor to Very Poor. The recommended improvements would push it to C (score 77).

It hasn't traded since January 2003, a hold of 23 years that's notably long for the area. Today's modelled estimate of £590,000 sits 90.3% above the 2003 sale of £310,000. On a £-per-square-foot basis, the last sale (£514/sq ft) was about 18.1% above the typical sold price in the postcode. At 56 m² it sits well below the postcode median (99 m² across 10 EPCs), making it one of the more compact homes locally.