7b, Hollycroft Avenue, London, NW3 7QG

7b is a semi-detached house in London (NW3 7QG). It has a recorded floor area of 104 m² (around 1119 sq ft) and construction records dating it to 1900-1929. The latest certificate (August 2023) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 6 certificates since November 2008. Between certificates, window efficiency went from Poor to Good and lighting went from Very Poor to Very Good; while wall efficiency dropped from Average to Very Poor. 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.

Untraded for 16 years, with the last transfer in December 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, new windows, subdivision and change of use to residential, meaningful when judging how the property has evolved. At 104 m² it's 18.8% larger than the typical home in the postcode (88 m² median across 10 EPCs). Across 2007–2009, sale prices on this property compounded at 50.5% per year. Today's modelled estimate of £1,680,000 is 13.9% above the 2009 sale price. On a £-per-square-foot basis, the last sale (£1,318/sq ft) was about 221.4% above the typical sold price in the postcode.