Flat 2, 27 Essex Road, Watford, WD17 4EL

Flat 2 is a semi-detached house in Watford (WD17 4EL). It has a recorded floor area of 89 m² (around 960 sq ft), construction records dating it to 1900-1929 and council tax band C. At 89 m² this is the largest unit on EPC record across the building (32–89 m²). The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (60 versus a best of 79). The latest certificate (May 2009) shows a D (score 60), on the cusp of jumping into the C band. The latest certificate is from May 2009, so improvements made since then won't be reflected.

Held since November 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Today's modelled estimate of £341,000 sits 55% above the 2009 sale of £220,000. At 89 m² it's 17.4% smaller than the typical home in the postcode (108 m² median across 19 EPCs).