164a, St Albans Road, Watford, WD24 4AS

164a is a two-bedroom end-of-terrace house in Watford (WD24 4AS). It has a recorded floor area of 35 m² (around 377 sq ft), construction records dating it to 1900-1929 and council tax band C. At 35 m² this is the smallest unit on EPC record across the building (35–82 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (September 2024) shows a C (score 73). When first surveyed in August 2012 the rating was E, the property has climbed 2 bands since. Between certificates, window efficiency went from Average to Good and lighting went from Average to Good; while hot-water efficiency dropped from Very Good to Good.

It hasn't traded since June 2000, a hold of 26 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £241,000 sits 201.3% above the 2000 sale of £80,000. On a £-per-square-foot basis, the last sale (£212/sq ft) was about 40.3% below the postcode norm. One planning record on file: change of use to residential approved in 2024. Past consents include change of use to residential, meaningful when judging how the property has evolved. At 35 m² it's 28.6% smaller than the typical home in the postcode (49 m² median across 40 EPCs).