13a, Finchley Road, Westcliff On Sea, SS0 8AD

13a is a mid-terrace house in Westcliff On Sea (SS0 8AD). It has a recorded floor area of 99 m² (around 1066 sq ft) and construction records dating it to 1900-1929. At 99 m² this is the 34th smallest of 44 units on EPC record in the building, where floor areas span 34–174 m². The building's EPC ratings span E to C across 44 units on file. The latest certificate (November 2015) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76). Main heating runs on electricity. The latest certificate is from November 2015, so improvements made since then won't be reflected.

Held since March 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 99 m² the property is well over the postcode median (68 m² across 43 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £277,000 sits 121.6% above the 2007 sale of £125,000. On a £-per-square-foot basis, the last sale (£117/sq ft) was about 22.2% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved.