17a, Dawley Road, Hayes, UB3 1LT

17a is a mid-terrace house in Hayes (UB3 1LT). It has a recorded floor area of 38 m² (around 409 sq ft), construction records dating it to 1930-1949 and council tax band C. At 38 m² this is the 5th smallest of 20 units on EPC record in the building, where floor areas span 27–227 m². The building's EPC ratings span E to B, with this unit at the bottom. On EPC score it ranks last in the building (39 versus a best of 82). The latest certificate (August 2019) shows an E (score 39), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on electricity.

Today's modelled estimate of £246,000 is 38.5% below the 2017 sale of £400,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£978/sq ft) was about 192.7% above the typical sold price in the postcode. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Last changed hands 9 years ago, in January 2017. 4 planning records sit against the property, 0 approved, 0 refused.