22a, Sotheron Road, Watford, WD17 2QA

22a is a semi-detached house in Watford (WD17 2QA). It has a recorded floor area of 25 m² (around 269 sq ft), construction records dating it to before 1900 and council tax band A. At 25 m² this is the smallest unit on EPC record across the building (25–96 m²). The building's EPC ratings span F to C across 41 units on file. The latest certificate (January 2023) shows an E (score 43), well below the UK norm with real room to improve. When first surveyed in June 2011 the rating was F, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Good and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Average to Very Poor. The recommended improvements would lift it to C (score 77), a 2-band jump. Main heating runs on electricity.

At 25 m² it sits well below the postcode median (62 m² across 40 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 85% of similar EPCs). Today's modelled estimate of £146,000 is 19.2% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£455/sq ft) was about 65.5% above the typical sold price in the postcode. On the market in February 2015 and unlisted since — roughly 11 years.