5a, Moorhall Road, Harefield, Uxbridge, UB9 6PE

5a is a mid-terrace house in Harefield, Uxbridge, Uxbridge (UB9 6PE). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1900-1929 and council tax band C. At 45 m² this is the smallest unit on EPC record across the building (45–90 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (October 2020) shows a C (score 70). Earlier certificates rated it B (March 2010); the latest reading is one band lower. Between certificates, lighting went from Good to Very Good; while wall efficiency dropped from Good to Very Poor and window efficiency dropped from Good to Average.

Today's modelled estimate of £242,000 is 58.6% below the 2021 sale of £585,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£1,208/sq ft) was about 252% above the typical sold price in the postcode. At 45 m² it sits well below the postcode median (69 m² across 17 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). Sold October 2021 for £585,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.