Field Gate Mews, Flat 3, 25 Watford Field Road, Watford, WD18 0BH

Field Gate Mews is a two-bedroom mid-terrace house in Watford (WD18 0BH). It has a recorded floor area of 54 m² (around 581 sq ft), construction records dating it to before 1900 and council tax band D. At 54 m² this is the smallest unit on EPC record across Field Gate Mews (54–89 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 (66 versus a best of 80). The latest certificate (November 2018) shows a D (score 66), on the cusp of jumping into the C band. Earlier certificates rated it C (August 2009); the latest reading is one band lower. Between certificates, hot-water efficiency went from Good to Very Good and lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Poor and window efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 79).

It hasn't traded since March 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £277,000 is 23.1% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£387/sq ft) was about 38.7% above the typical sold price in the postcode. At 54 m² it's 22.9% smaller than the typical home in the postcode (70 m² median across 21 EPCs).