35a, St Johns Road, Watford, WD17 1QB

35a is a one-bedroom detached house in Watford (WD17 1QB). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 1900-1929 and council tax band C. At 70 m² this is the 5th smallest of 21 units on EPC record in the building, where floor areas span 24–185 m². The building's EPC ratings span E to B, with this unit at the bottom. The latest certificate (February 2025) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2015. Between certificates, lighting went from Poor to Very Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to D (score 63).

Across 2004–2021, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £355,000 is 10.8% below the 2021 sale of £398,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£528/sq ft) was about 96.1% above the typical sold price in the postcode. At 70 m² it sits well below the postcode median (125 m² across 20 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer: December 2021 at £398,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.