10a, West Gardens, Merton, London, SW17 9DG

10a is a three-bedroom end-of-terrace house in Merton, London, London (SW17 9DG). It has a recorded floor area of 89 m² (around 958 sq ft), construction records dating it to 1900-1929 and council tax band C. Tenure is freehold. At 89 m² this is the 24th smallest of 29 units on EPC record in the building, where floor areas span 40–109 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 (March 2021) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2011. Between certificates, lighting went from Good to Very Good; while roof efficiency dropped from Good to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 75).

Sale prices here have outpaced London HPI: 9.2% per year against 0% for the wider region. Today's modelled estimate of £539,000 sits 121.8% above the 2012 sale of £243,000. On a £-per-square-foot basis, the last sale (£254/sq ft) was about 20.6% below the postcode norm. At 89 m² the property is well over the postcode median (56 m² across 38 EPCs), placing it in the larger end of the local stock. On the market in November 2012 and unlisted since — roughly 14 years. Across the public record there are 6 sales, relatively high churn for a single property. One planning record on file: an extension approved in 2015. Past consents include an extension, meaningful when judging how the property has evolved.