12 Upper Montagu Street, Westminster, London, W1H 2PB

12 Upper Montagu Street is a mid-terrace house in Westminster, London, London (W1H 2PB). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to before 1900 and council tax band D. At 45 m² this is the smallest unit on EPC record across the building (45–340 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (February 2021) shows a C (score 72). When first surveyed in March 2015 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good.

Today's modelled estimate of £533,000 is 65.9% below the 2018 sale of £1,565,000, 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 (£3,231/sq ft) was about 402.3% above the typical sold price in the postcode. 28 planning records sit against the property, 26 approved, 2 refused. Past consents include a basement excavation, an extension, new windows and change of use to residential, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. 8 years since the last transfer (January 2018). At 45 m² it's 26.2% smaller than the typical home in the postcode (61 m² median across 14 EPCs).