2a, Addiscombe Road, Watford, WD18 0ND

2a is a two-bedroom end-of-terrace house in Watford (WD18 0ND). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (October 2017) shows an E (score 45), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 69), a 2-band jump.

Held since September 2004 — that's 22 years off the open market, well above the local norm. At 61 m² it's 22.8% smaller than the typical home in the postcode (79 m² median across 28 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2000–2004, sale prices on this property compounded at 20% per year. Today's modelled estimate of £242,000 sits 120% above the 2004 sale of £110,000. On a £-per-square-foot basis, the last sale (£168/sq ft) was about 29% below the postcode norm. 2 planning records sit against the property, 0 approved, 1 refused.