Flat 3, 81 Eccleston Square, Westminster, London, SW1V 1PP

Flat 3 is a mid-terrace house in Westminster, London, London (SW1V 1PP). It has a recorded floor area of 65 m² (around 700 sq ft) and construction records dating it to before 1900. At 65 m² this is the 2nd smallest of 5 units on EPC record in the building, where floor areas span 59–147 m². The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (68 versus a best of 75). The latest certificate (December 2014) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump. The latest certificate is from December 2014, so improvements made since then won't be reflected.

Held since July 1999 — that's 27 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £655,000 sits 254.1% above the 1999 sale of £185,000. On a £-per-square-foot basis, the last sale (£264/sq ft) was about 37.1% below the postcode norm. At 65 m² it sits well below the postcode median (114 m² across 9 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs).