13a, Basing Street, Kensington And Chelsea, London, W11 1EN

13a is a detached house in Kensington And Chelsea, London, London (W11 1EN). It has a recorded floor area of 54 m² (around 581 sq ft) and construction records dating it to 1900-1929. At 54 m² this is the 5th smallest of 8 units on EPC record in the building, where floor areas span 37–132 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 45). The latest certificate (February 2026) shows a C (score 80), near the top of the C band. The rating has held steady at C across 2 certificates since October 2011. Between certificates, wall efficiency went from Very Poor to Average, window efficiency went from Very Poor to Good and lighting went from Very Poor to Very Good. The recommended improvements would push it to B (score 81). This certificate was lodged in the last six months, so the rating reflects current condition.

Sale prices here have outpaced London HPI: 6.6% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£912/sq ft) was about 37.4% above the typical sold price in the postcode. At 54 m² the property is well over the postcode median (41 m² across 14 EPCs), placing it in the larger end of the local stock. Most recent transfer: April 2021 at £530,000. Across the public record there are 5 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.