3a, Byron Avenue, Watford, WD24 4HT

3a is a semi-detached house in Watford (WD24 4HT). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1930-1949 and council tax band B. At 40 m² this is the 2nd smallest of 13 units on EPC record in the building, where floor areas span 39–97 m². The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (February 2016) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76). The latest certificate is from February 2016, so improvements made since then won't be reflected.

Held since October 2000 — that's 26 years off the open market, well above the local norm. Across 1996–2000, sale prices on this property compounded at 6.2% per year. Today's modelled estimate of £209,000 sits 273.2% above the 2000 sale of £56,000. On a £-per-square-foot basis, the last sale (£130/sq ft) was about 60.8% below the postcode norm. At 40 m² it sits well below the postcode median (73 m² across 12 EPCs), making it one of the more compact homes locally.