2a Herbert Villa, Pelham Road, Merton, London, SW19 1NW

2a Herbert Villa is a two-bedroom end-of-terrace house in Merton, London, London (SW19 1NW). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1900-1929 and council tax band D. At 77 m² this is the smallest unit on EPC record across the building (77–105 m²). The building's EPC ratings span E to C across 4 units on file. The latest certificate (January 2017) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since April 2015. Between certificates, window efficiency went from Very Poor to Poor and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 80).

Untraded for 25 years, with the last transfer in September 2001. Today's modelled estimate of £566,000 sits 159.6% above the 2001 sale of £218,000. On a £-per-square-foot basis, the last sale (£263/sq ft) was about 33.5% below the postcode norm. 3 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, a conservatory and tree works, meaningful when judging how the property has evolved. At 77 m² it's 15.4% smaller than the typical home in the postcode (91 m² median across 17 EPCs).