7a, Moorhall Road, Harefield, Uxbridge, UB9 6PE

7a is a mid-terrace house in Harefield, Uxbridge, Uxbridge (UB9 6PE). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1930-1949 and council tax band C. At 90 m² this is the largest 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. On EPC score it ranks first in the building (80 versus a worst of 39). The latest certificate (November 2022) shows a C (score 80), near the top of the C band. When first surveyed in December 2021 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Very Poor to Good and window efficiency went from Average to Good.

Across 1998–2022, sale prices on this property compounded at 7.4% per year. Today's modelled estimate of £344,000 is 23.6% below the 2022 sale of £450,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£465/sq ft) was about 34.7% above the typical sold price in the postcode. At 90 m² the property is well over the postcode median (69 m² across 17 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). Sold February 2022 for £450,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.