7a, Hollycroft Avenue, London, NW3 7QG

7a is a two-bedroom semi-detached house in London (NW3 7QG). It has a recorded floor area of 104 m² (around 1119 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (August 2023) shows a D (score 63), on the cusp of jumping into the C band. Earlier certificates rated it C (September 2009); the latest reading is one band lower. Between certificates, window efficiency went from Poor to Good and lighting went from Average to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to C (score 72). At 104 m² this is the 5th smallest of 6 units on EPC record in the building, where floor areas span 56–104 m². Period features are noted in the property record.

It hasn't traded since June 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. One planning application is currently pending a decision in 2024. Across 2000–2008, sale prices on this property compounded at 9.7% per year. Today's modelled estimate of £915,000 sits 216% above the 2008 sale of £289,530. On a £-per-square-foot basis, the last sale (£259/sq ft) was about 48.1% below the postcode norm. At 104 m² it's 18.8% larger than the typical home in the postcode (88 m² median across 10 EPCs). 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count.