29a, Whitcomb Street, Westminster, London, WC2H 7EP

29a is a mid-terrace house in Westminster, London, London (WC2H 7EP). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1900-1929 and council tax band F. At 85 m² this is the 5th smallest of 6 units on EPC record in the building, where floor areas span 38–92 m². The building's EPC ratings span E to D, with this unit at the top. The latest certificate (February 2018) shows a D (score 60), on the cusp of jumping into the C band. When first surveyed in June 2009 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Poor to Good, lighting went from Very Poor to Poor and main heating went from Poor to Good; while roof efficiency dropped from Poor to Very Poor. The recommended improvements would push it to C (score 77).

Sale prices here have outpaced London HPI: 17.2% per year against 0% for the wider region. Today's modelled estimate of £860,000 is 77.1% below the 2021 sale of £3,761,725, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£4,111/sq ft) was about 525% above the typical sold price in the postcode. At 85 m² the property is well over the postcode median (59 m² across 5 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 80% of similar EPCs). Most recent transfer: June 2021 at £3,761,725. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.