11 Edgecumbe Court, Laleham Road, Staines Upon Thames, TW18 2ER

11 Edgecumbe Court is a one-bedroom semi-detached house in Staines Upon Thames (TW18 2ER). It has a recorded floor area of 44 m² (around 474 sq ft), construction records dating it to 1967-1975 and council tax band C. At 44 m² this is the smallest unit on EPC record across the building (44–84 m²). The building's EPC ratings span E to C across 11 units on file. The latest certificate (May 2019) shows a D (score 56), a step below the typical UK home. Earlier certificates rated it C (August 2010); the latest reading is one band lower. Between certificates, main heating went from Average to Good; while wall efficiency dropped from Good to Average and roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 75).

Held since December 2010 — that's 15 years off the open market, well above the local norm. At 44 m² it sits well below the postcode median (63 m² across 10 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1999–2010, sale prices on this property compounded at 7.8% per year. Today's modelled estimate of £235,000 is 46.9% above the 2010 sale price. On a £-per-square-foot basis, the last sale (£338/sq ft) was about 34% above the typical sold price in the postcode.