10a, Broadway, Kingston Road, Staines Upon Thames, TW18 1AT

10a is a one-bedroom mid-terrace house in Staines Upon Thames (TW18 1AT). It has a recorded floor area of 48 m² (around 517 sq ft), construction records dating it to 1930-1949 and council tax band B. At 48 m² this is the 5th smallest of 18 units on EPC record in the building, where floor areas span 40–125 m². The building's EPC ratings span F to C, with this unit at the top. The latest certificate (January 2021) shows a C (score 69), just inside the C band. The rating has held steady at C across 2 certificates since November 2010. Between certificates, window efficiency went from Average to Good and lighting went from Average to Very Good.

Today's modelled estimate of £335,000 is 20.2% below the 2008 sale of £420,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£813/sq ft) was about 250.8% above the typical sold price in the postcode. Held since April 2008 — that's 18 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 48 m² it sits well below the postcode median (89 m² across 17 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 82% of similar EPCs).