116a, Queens Road, Watford, WD17 2NX

116a is a one-bedroom semi-detached house in Watford (WD17 2NX). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 1900-1929 and council tax band A. At 70 m² this is the 36th smallest of 46 units on EPC record in the building, where floor areas span 19–123 m². The building's EPC ratings span G to C across 46 units on file. The latest certificate (October 2012) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76). The latest certificate is from October 2012, so improvements made since then won't be reflected.

It hasn't traded since May 1996, a hold of 30 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 70 m² the property is well over the postcode median (49 m² across 45 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £245,000 sits 744.8% above the 1996 sale of £29,000. On a £-per-square-foot basis, the last sale (£38/sq ft) was about 82.8% below the postcode norm.