Flat 2, 40 Snowsfields, London, SE1 3SU

Flat 2 is a one-bedroom mid-terrace house in London (SE1 3SU). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1900-1929 and council tax band B. At 42 m² this is the 5th smallest of 7 units on EPC record in the building, where floor areas span 35–43 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 (June 2021) shows a D (score 68), on the cusp of jumping into the C band. Earlier certificates rated it C (June 2010); the latest reading is one band lower. Between certificates, 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 76).

It hasn't traded since February 2007, a hold of 19 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. Across 2002–2007, sale prices on this property compounded at 8.2% per year. Today's modelled estimate of £438,000 sits 77.7% above the 2007 sale of £246,500. On a £-per-square-foot basis, the last sale (£545/sq ft) was about 23.8% below the postcode norm. At 42 m² it sits well below the postcode median (63 m² across 54 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 78% of similar EPCs).