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About 88a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
88a is a mid-terrace house in Westminster, London, London (W11 2AH). It has a recorded floor area of 75 m² (around 807 sq ft) and construction records dating it to 1900-1929. The latest certificate (April 2022) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2019. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Very Poor to Average and lighting went from Average to Very Good; while hot-water efficiency dropped from Good to Very Poor and main heating dropped from Good to Very Poor. Main heating runs on electricity. At 75 m² this is the 8th smallest of 19 units on EPC record in the building, where floor areas span 34–371 m². The building's EPC ratings span F to C across 19 units on file.
At 75 m² the property is well over the postcode median (54 m² across 39 EPCs), placing it in the larger end of the local stock. On a £-per-square-foot basis, the last sale (£2,004/sq ft) was about 135.6% above the typical sold price in the postcode. Most recent transfer: August 2022 at £1,617,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Apr 2022
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
2.8 t/year
Occupancy
Owner Occupied
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Current estimate
See how we calculated this£1,618,000
Modelled from EPC, postcode comparables.
Last sold (2022)
£1,617,500
Recorded with HM Land Registry.
Sales timeline
Versus other Ledbury Road homes
Four headline reads against 34 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 88a lags the street by a wide margin.
Price per m²
£21,567
Street avg £16,473
Floor Area
75 m²
Street avg 65 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the London district page.
Rail-style transport is unusually close for this postcode.
Crime
18/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Westbourne Grove/Colville Road — bus stop.
Road noise across the postcode
Modelled day and night-time noise levels around W11 2AH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
59.7dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 111 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about 88a, Ledbury Road, Westminster, London, W11 2AH. Each answer is also embedded as structured data for search engines.