Flat 1a, 77 Dukes Avenue, London, W4 2AQ

Flat 1a is a mid-terrace house in London (W4 2AQ). It has a recorded floor area of 28 m² (around 301 sq ft), construction records dating it to 1900-1929 and council tax band B. At 28 m² this is the smallest unit on EPC record across the building (28–81 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (40 versus a best of 73). The latest certificate (April 2016) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 73), a 2-band jump. The latest certificate is from April 2016, so improvements made since then won't be reflected.

Today's modelled estimate of £461,000 is 23.2% below the 2020 sale of £600,000, 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 (£1,991/sq ft) was about 332.9% above the typical sold price in the postcode. At 28 m² it sits well below the postcode median (82 m² across 22 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 73% of similar EPCs). One planning record on file: an extension approved in 2020. Past consents include an extension, meaningful when judging how the property has evolved. Last sale on file: £600,000 in March 2020.