13a, Broadway, Kingston Road, Staines Upon Thames, TW18 1AT

13a is a mid-terrace house in Staines Upon Thames (TW18 1AT). It has a recorded floor area of 125 m² (around 1345 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (May 2014) shows an F (score 22), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since May 2009. Between certificates, window efficiency went from Poor to Average. The recommended improvements would lift it to C (score 69), a 3-band jump. Main heating runs on electricity. The latest certificate is from May 2014, so improvements made since then won't be reflected. At 125 m² this is the 17th 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 bottom. On EPC score it ranks last in the building (22 versus a best of 75).

Across 2009–2010, sale prices on this property compounded at 1384.5% per year. Today's modelled estimate of £409,000 is 13% below the 2010 sale of £470,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£349/sq ft) was about 40.9% above the typical sold price in the postcode. Held since October 2010 — that's 16 years off the open market, well above the local norm. At 125 m² the property is well over the postcode median (89 m² across 17 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.