2a, Field Road, Watford, WD19 4DR

2a is a one-bedroom end-of-terrace house in Watford (WD19 4DR). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to before 1900 and council tax band B. At 51 m² this is the smallest unit on EPC record across the building (51–122 m²). The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (March 2021) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2011. Between certificates, window efficiency went from Average to Good and lighting went from Very Poor to Poor. The recommended improvements would push it to C (score 77).

At 51 m² it sits well below the postcode median (92 m² across 11 EPCs), making it one of the more compact homes locally. Across 2004–2022, sale prices on this property compounded at 4.2% per year. On a £-per-square-foot basis, the last sale (£557/sq ft) was about 23.9% above the typical sold price in the postcode. Most recent transfer: May 2022 at £306,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.